Township of Cranbury, NJ Site Plan and Subdivision Standards

Article V sets forth regulations for the development or change in use of all buildings or uses. A site plan or subdivision which deviates from any of the regulations contained in Article V shall require a waiver. A waiver shall be granted when in the opinion of the Board, such waiver will result in an improvement in the design and layout of the development plan when compared to the design and layout which would result from the strict application of the regulation contained in Article V. The resulting design and layout shall be reasonable and fulfill the general purpose and intent of the regulations. Where the standards set forth in this article contradict or are in conflict with the State's Residential Site Improvement Standards (RSIS), the RSIS standards shall apply unless the applicant has received a waiver from the standards from the State Site Improvement Advisory Board or a de minimus exception from the standards from the local board having jurisdiction over the application.

§ 150-41 Design standards.

Purpose. The purpose of design standards is to ensure that the design of new development gives appropriate consideration to the scale and character of the existing neighborhood in which a development is to be located or to establish standards which are in keeping with the intent of the Master Plan for new neighborhoods not located adjacent to existing neighborhoods. It is recognized that no one set of design standards can be all-encompassing, or anticipate each and every type of development. Consequently, the standards described herein are to be used as benchmarks for improvement design and as criteria for evaluating design. However, these standards are not to be construed to limit or restrict the design of a project and the applicant may request that the standards be modified. To gain approval of such a modification the applicant shall demonstrate to the Board that the resulting change will satisfy the intent of the standard and will be designed in accordance with acceptable engineering and architectural practices.

Evaluation of projects not covered. Should a particular project require construction not covered in these standards, the proposed design will be evaluated on the basis of normally accepted engineering, and/or architectural design practices. In the case of nonconstruction-related items, the proposed design will be evaluated on the basis of normally accepted engineering, architectural and planning practices and standards.

General design standards. The following site design standards are applicable to the entire Township, regardless of zone district.

(1)

All development applications must include a plan noting existing site conditions, including streams, topography, ponds, rock formations, hedgerows, woodland areas, unique vegetation and similar features, existing buildings and structures, historic site structures, treelined roads, vistas and other elements of the built environment. This requirement may be waived for minor applications.

(2)

Building placement and lot layout shall be designed in consideration of the site's topography, existing vegetation and other important features as follows:

(a)

The plan shall minimize site disturbance and maintain the natural land features on the site, including but not limited to hedgerows, scenic vistas, treelined roads, unique vegetation, and historic, cultural, archaeological and architectural features.

(b)

Development areas shall not include wetlands, buffer transition areas and floodplains.

(c)

Existing stands of trees shall be preserved. New development, however, shall take place within woodland areas, provided that the trees are used to buffer the development from public view.

(d)

Site layout shall be designed to eliminate or minimize soil import or export for completion of site development.

(3)

Development shall be located to protect scenic viewsheds, preserve farmland, provide a setting for historic sites and districts, protect scenic, cultural, archaeological and architectural features, create a buffer between land uses and provide public and private open space and recreation opportunities.

(4)

Conservation easements shall be provided for all critical areas located outside of building envelopes. All major subdivision plats and site plans shall contain a reference to any required conservation easements. Conservation easement dedication and monumentation shall be as directed by the Board and the Township Engineer.

Residential design standards. Residential design standards are applicable to all residential zones in the Township, including the A-100, RLD-1, RLD-3, R-LI and V/HR Zones.

(1)

Natural features (i.e., hedgerows, stonerows, etc.) shall be integrated into subdivision plans and site plans where possible.

(2)

Where possible, structures shall be located adjacent to existing tree lines and wooded field edges, not in open fields.

(3)

When a tract contains historic sites as noted on Map X-1 of the Cranbury Township Master Plan, the structure shall be retained and the setting of these historic sites shall be maintained by preserving the area surrounding the structure as required by the Chapter 93, Historic Preservation.

Lot averaging design standards: A-100 Zone and R-LI Zone. This section provides design standards for lot-averaged development which is permitted in the A-100 Zone and R-LI Zone. The intent is to protect the Township's rural character, preserve environmentally sensitive areas, maintain large, contiguous tracts of farmland, preserve open space, protect scenic views and maintain a definitive village edge. These following design standards apply to all properties in the A-100 Zone and R-LI Zone which develop using the lot averaging option as regulated in § 150-14 and § 150-15.

[Amended 11-28-2011 by Ord. No. 10-11-19]

(1)

Site design.

(a)

Where a development parcel contains environmentally constrained land such as wetlands, streams, stream corridor buffers, buffers, floodplains or other areas that are environmentally constrained, the portion of the lot proposed to be developed shall be located to the maximum extent possible on the nonconstrained portion or portions.

(b)

Where feasible, all structures, except for the single-family house and associated farm buildings permitted on the farmstead lot, shall be located at least 800 feet from major collector roadways to minimize the visual impact of new development.

(c)

Where building envelopes are located in woodlands, a treed area of at least 30 feet between the building envelope and any street shall be retained.

(2)

Preservation areas.

(a)

Any development using the lot averaging development option shall permanently deed restrict the environmentally sensitive areas, such as wetlands, streams, stream corridor buffers and scenic viewsheds as well as land identified for open space or for agricultural purposes in the 2010 Master Plan for the Township of Cranbury in Figures 5-22 and 11-1. While farmland preservation is the primary goal, a maximum of 25% of the deed-restricted preservation area or 20 acres, whichever is less, may be owned by a homeowners' association and used for common open space as defined in § 150-7, provided the Board approves the use of the common open space.

(b)

The minimum preservation area shall be five contiguous acres. No further subdivision of these deed-restricted areas shall be permitted. This restriction shall be included in the deed.

(c)

The area preserved for agricultural purposes may contain one single-family residential dwelling unit.

(3)

Roads.

(a)

New development shall be built on roads perpendicular to existing collector roads.

(b)

Curbing shall only be used where necessary to provide for stormwater management and on roads with a grade in excess of 3%. Where curbing is required, concrete or a similar durable material shall be used.

(c)

Where sites include linear features such as existing farm roads, hedgerows, tree lines, and stone rows, roadways shall follow these features to minimize their visual impact.

(d)

Roadway connections shall be provided between neighborhoods.

(4)

Sidewalks.

(a)

Residential projects containing lots averaging one acre or less in size (excluding the deed restricted lot in a lot-averaged development) must provide sidewalks.

(b)

Sidewalks shall be located on both sides of the street, when required.

(5)

Pathways.

(a)

Pathways for pedestrian and bicycle access shall be provided through designated greenways to link neighborhoods with adjacent neighborhoods and community resources such as parks and Cranbury Village.

(b)

Pathways shall be a minimum of six feet in width and shall be constructed of a durable surface.

(6)

Driveways.

(a)

All lots shall have driveway access to an on-site road.

(b)

Where lots access an off-site public street, common driveways shall be used where appropriate to minimize the number of curb cuts. The maximum number of units serviced by a common driveway shall be four.

(c)

The maximum length of a common driveway shall be 1,000 feet, and the minimum width shall be 12 feet.

(d)

All driveways in excess of 500 feet shall provide a ten-foot by thirty-foot turnout approximately half way down the driveway. The exact location of the turnout shall be determined by the Board.

(e)

All lots using common driveways shall provide a driveway maintenance agreement executed by the homeowners using the driveway to be reviewed and approved by the Board attorney.

(7)

Garages.

(a)

Detached garages shall be located behind dwellings and may be accessed through a common alley. Detached garages must be located at least five feet from any property line.

(b)

Attached garages are permitted, provided that the following standards are met:

[1]

No more than 50% of the building fascia facing a street shall be devoted to garages, carports or open parking. See Figure 13.

[2]

The entry face of any attached garage or carport shall be set back a minimum of three feet from the face of the first story of the house and shall incorporate at least one of the following design features:

[a]

An entry porch not less than 12 feet wide, located in front of the living area.

[b]

Enclosed living space over the garage extended to the front face of the garage.

[c]

Any other architectural treatment acceptable to the Planning Board.

Lot Averaging Design Standards - RLD-3 Low-Density Residential Areas. This section provides design standards for lot averaged development which is permitted in the RLD-3 Zone. The intent is to protect the Township's rural character, preserve environmentally sensitive areas, maintain large, contiguous tracts of farmland, preserve open space, protect scenic views and maintain a definitive Village edge to allow the Township to maintain a time-tested pattern of development that has made Cranbury an exceptional place to live. The following design standards apply to all properties in the RLD-3 land use categories which use the lot averaging development option as regulated in § 150-17.

(1)

Development pattern. Development of these properties shall be concentrated in areas adjacent to existing development to preserve important scenic views and open space areas and to integrate new development with existing neighborhoods. The development shall be a traditional grid street pattern, with smaller lots and pedestrian linkages characteristic of Cranbury Village.

(2)

Site design.

(a)

All development shall be located in the potential development areas shown on Map IV-1.

(b)

New development shall be located adjacent to existing development to integrate new homes with the existing neighborhood.

(c)

New development shall preserve existing farm lanes which shall be integrated with landscaping, greenways and drainage areas, when possible.

(d)

In new developments adjacent to existing development, lot sizes, yard areas and building siting shall be compatible with and sensitive to existing development. New development shall reflect the development and architectural patterns in Cranbury Village.

(3)

Preservation areas.

(a)

Any development using the lot averaging development option shall permanently deed restrict the environmentally sensitive areas, scenic viewsheds and open space areas identified on Maps IV-1 and VII-1 in the Cranbury Master Plan for open space or for agricultural purposes. While farmland preservation is the primary goal, a maximum of 25% of the deed restricted preservation area or 20 acres, whichever is less, may be owned by a homeowner's association and used for common open space as defined in § 150-7, provided the Board approves the use of the common open space.

(b)

The minimum preservation area shall be five contiguous acres. No further subdivision of these lots shall be permitted. This restriction shall be included in the lot's deed.

(c)

Any preservation area used for agricultural purposes may contain one single-family residential dwelling unit and associated farm structures.

(4)

Roads.

(a)

The roadway system shall be laid out in a rectilinear traditional grid pattern. Culs-de-sac and dead-end roads are discouraged.

(b)

Roadway connections shall be provided where the development area of one property adjoins an adjacent development area.

(5)

Sidewalks.

(a)

Sidewalks and pathways shall be provided connecting residences to recreation areas, neighborhood schools, commercial areas, houses of worship, parking areas and other public facilities.

(b)

Sidewalks shall be provided on both sides of the street.

(6)

Pathways.

(a)

Pathways for pedestrian and bicycle access shall be provided through designated greenway areas to link neighborhoods with adjacent neighborhoods and community resources such as parks and Cranbury Village.

(b)

Pedestrian pathways and bicycle trails shall be provided independent of roadways to provide connections that are separate from vehicular movement.

(c)

Pathways shall be a minimum of six feet in width and shall be constructed of a durable material.

(7)

Driveways.

(a)

Driveway access shall be to on-site public streets.

(b)

Driveways for single-lot access shall not exceed 10 feet in width and driveways providing shared access shall not exceed 12 feet in width.

(8)

Garages.

(a)

Detached garages shall be located behind dwellings and may be accessed through a common alley. Detached garages must be located at least five feet from any property line.

(b)

Attached garages are permitted, provided that the following standards are met:

[1]

No more than 50% of the building fascia facing a street shall be devoted to garages, carports or open parking. See Figure 13.

[2]

[a]

An entry porch not less than 12 feet wide, located in front of the living area.

[b]

Enclosed living space over the garage extended to the front face of the garage.

[c]

Any other architectural treatment acceptable to the Planning Board.

Cranbury Village Historic District design standards. These design standards are based on standards established in Rehabilitation and Guidelines for Rehabilitating Historic Buildings published by the U.S. Secretary of the Interior. These standards apply to the Cranbury Village Historic District (CVHD). New structures or additions shall blend with their surroundings and be compatible with existing development by incorporating the important architectural characteristics of the CVHD and properly siting the building. In addition, by following the same guidelines, renovations to existing structures shall be accomplished without being detrimental to the established character of the structure or the CVHD as a whole.

(1)

Building design.

(a)

Roof shape. Any new buildings in the CVHD shall have roofs that are compatible with existing structures. See Figure 14. Additions and renovations to existing buildings shall not add to or eliminate original stories or alter roof shapes, particularly in areas exposed to public view.

(b)

Directional expression. Any additions to buildings in the CVHD shall reflect the directional expression of the original structure. The directional expression of a building is shown by the footprint of the building and the roofline. See Figure 15. A building may have a narrow front and deep sides, a wide front and shallow sides, or it could be roughly square. A wide building can be placed within an area of narrow buildings by breaking the facade into smaller masses which match the existing buildings.

(c)

Proportion and scale. The building width of new construction in the CVHD shall be limited to 2.5 times the building height to be consistent with the proportion and scale of buildings in Cranbury Village. Additions shall maintain the original scale and proportion and be built at a similar height as the existing building. See Figure 16. Scale deals with the relationship of each building to the other buildings in the area. For example, a five-story building would be out of scale in an area of two-story buildings. Similarly, a long, low structure would not fit in with a group of narrow buildings.

(d)

Rhythm of openings. Most buildings in the CVHD are of 18th and 19th century origin and include the Queen Anne, Italianate, Foursquare, Greek Revival and three-bay Vernacular styles. The majority of these buildings contain a symmetrical facade with an odd number of equally spaced openings. See Figure 17. Any new construction shall show this rhythm of openings. Likewise, additions shall maintain the original rhythm of openings. Rhythm of openings refers to the number and spacing of windows and doors in a facade.

(e)

Massing. Renovations or additions to buildings in the CVHD shall reflect the original building massing. See Figure 18. New construction shall complement the massing of adjacent buildings. Massing is the volume created by sections of a building.

(f)

Voids and solids. The CVHD land use pattern includes a pattern of voids and solids, composed of the sequencing of buildings and yard spaces. New construction in the CVHD shall be limited in side yard areas and the existing rhythm of voids and solids in the CVHD shall be maintained. Separate structures fronting on public streets shall not be combined through breezeways or walls. The voids between the buildings provide glimpses of open space, courtyards, and landscaped parking areas. These voids provide visual interest and provide an appropriate setting for each building.

(g)

Sense of entry. Porches and pediments shall not be removed from or enclosed on existing buildings in the CVHD. The front facade of new construction shall contain elements which emphasize a sense of entry, including porches, steps and pediments. See Figure 19.

(h)

Building details. Materials used on the walls and roof of any new building or addition in the CVHD shall have a similar appearance and texture to those of existing buildings. See Figure 20. If a structure is being restored, original materials shall be used unless they are deteriorated or beyond repair. If this is not possible, a material of similar appearance shall be used. Details such as trim, moldings and shutters shall be maintained in their original form. Any significant details which have been removed or altered shall be replaced. Existing details such as cornices, trim, shutters and gingerbread shall not be removed, altered or obscured.

(i)

Building materials. Additions or renovations to existing buildings in the CVHD shall maintain the building material used on the original building. Building materials for new construction shall be either clapboard, brick, shingle, board and batten or vinyl or aluminum siding of similar size to clapboard. See Figure 21.

(j)

Doors. Original doors shall be retained whenever possible and new doors shall be of the same architectural period as the original building. Doors for new construction shall reflect the types of doors that are characteristic of the CVHD. See Figure 22.

(k)

Windows and shutters. Any new windows shall duplicate existing windows in size, location, shape and number of panes. Shutters shall be sized so that the pair will completely cover the window. Shutters shall not be used on bay or large windows unless specifically designed to cover those windows. Windows and shutters for new construction shall reflect the types of windows and shutters that are characteristic of the CVHD. See Figures 23 and 24.

(l)

Commercial storefronts. To the extent possible, the original architectural features of any residential structure that is converted to a commercial use shall be retained. Any changes to existing commercial storefronts shall reflect the original storefront design. See Figure 25.

(2)

Streetscape design standards.

(a)

Sidewalks in the CVHD shall be constructed of concrete, bluestone slate or red brick. Red brick is permitted only if a herringbone or soldier pattern is used. See Figure 26.

(b)

Walkways shall be provided behind and between buildings in the Commercial Village Zone district, linking parking lots with each other and the street.

(c)

Waste receptacles of an approved and appropriate design shall be provided in the Commercial Village zone district.

(d)

Street benches may be provided in front of commercial establishments and public buildings, depending on the nature of the use. These benches shall be similar to the benches already found in the Village, but shall be located adjacent to the building or the sidewalk edge, not adjacent to the street cartway.

(3)

Parking.

(a)

On-site parking shall be provided by commercial uses.

(b)

A minimum landscaped buffer area of five feet from any property line shall be provide around the parking areas.

(c)

To the maximum extent possible, parking areas for commercial uses shall be designed to permit interconnected and shared parking areas and shared driveways.

(Reserved)[1]

[1]

Editor's Note: Former Subsection H, Commercial design standards, was repealed 11-28-2011 by Ord. No. 10-11-19. See now § 150-42.

Industrial design standards. Industrial design standards are applicable to properties in the Industrial Light Impact (I-LI), Industrial-Light Impact Sewered (I-LIS), Light Industrial (LI) and Research Office/Light Industrial (RO/LI) Zones.

[Amended 12-19-1995 by Ord. No. O-10-95-21; 4-22-1996 by Ord. No. O-03-96-03; 11-27-2000 by Ord. No. O-10-00-33]

(1)

Building design. The objectives of the building design standards are to provide overall high quality building with special emphasis on methods that reduce the visual impact of large buildings, such as warehouses. The exterior appearances of buildings shall complement the character of existing development in the surrounding area and within the industrial park.

(a)

Specific design features that reduce the visual impact of large buildings shall be used. These include but are not limited to:

[1]

Elements that draw focus, introduce scale and provide three-dimensional effects.

[2]

Variations and articulation to overall building facades by changing the facade plane.

[3]

Use of subdued wall coloration, patterning, texture and reveals.

[4]

Creating or enhancing topographical changes on the site to create visual interest and provide shielding.

[5]

Extensive use of landscaping to shield and break up building planes.

(b)

Building mass. Solid and unarticulated buildings are not permitted. The mass, scale and visual impact of buildings shall be reduced by staggered building walls. The staggered building walls shall incorporate a setback or bump out of at least four feet and be a minimum of 50 feet in length at least every 150 to 180 feet depending on bay width, or such other architectural treatment that in the opinion of the Board provides an equivalent reduction in the mass, scale and visual impact of the buildings.

(c)

Architectural interest. To provide architectural interest, create a three dimensional effect and further reduce the visual scale and impact of a building. The following techniques shall also be used:

[1]

Variations in building treatment shall be liberally used and shall include painted panels, reveals, awnings or canopies, wall openings, wall texture changes, changes in building height and variations in roof lines.

[2]

Building entries and building corners shall be readily identifiable through the use of canopies, marquees, architectural treatment and the use of different materials, such as glass.

[3]

Where possible, smaller and multiple buildings, instead of one large building, are preferred.

[4]

Extensive use of small-scale elements, such as planter walls and hedges, shall be provided particularly around building entrances.

[5]

Landscaping as described in Subsection I(3) below shall be employed to further reduce the visual impact of building mass.

(d)

Materials.

[1]

One dominant material shall be used for each building. Harmonious and complementary materials shall be used among the various buildings in an industrial park.

[2]

The front and two side elevations of all buildings and structures shall be constructed of brick, architectural block, architectural precast concrete or tilt-up construction using similar materials of equally high quality and aesthetics. Utility standard concrete panels or masonry units may be used on rear elevations and/or loading dock areas if the rear elevations and loading docks are not visible from any public right-of-way after berming fencing or landscaping treatment.

[3]

Roofs shall be designed to minimize their visual impact to residential neighborhoods and from public rights-of-way. Equipment, vents and stacks on roofs shall be screened in accordance with § 150-55.

(e)

Color and texture.

[1]

Texture patterns shall be provided to create shadow patterns, which will reduce the visual impact and mass of the building.

[2]

Variations in color shall be kept to a minimum.

[3]

Color shall be subdued in tone and the use of earth tones is encouraged.

[4]

Accent colors nay be used but should be consistent in color, size and location on all buildings in the industrial park.

(f)

Location and siting.

[1]

For a planned industrial park, warehouse shall be located so as to front on internal roadways.

[2]

To the extent practical, non-warehouse uses, such as offices and smaller scale buildings within a planned industrial park, shall be located adjacent to arterial roads.

[3]

To the extent practical, warehouses located along arterial roads shall be situated so that they are perpendicular to or at an angle to the arterial road with the short side of the building parallel or at an angle to the road.

[4]

To the extent practical, loading and unloading bays in multiple-building industrial parks shall be located between the buildings so that a single means of ingress and egress serves both buildings.

(2)

Pedestrian circulation.

(a)

On-site concrete or brick sidewalks, or such other material acceptable to the Planning Board, shall be provided in planned industrial parks to create a continuous pedestrian network throughout the park and to connect with existing or planned sidewalks outside the park.

(b)

Vehicular and pedestrian circulation patterns shall be separated. A landscaped buffer shall provide a separation between pedestrian and vehicular ways.

(c)

Pedestrian crossings shall be indicated by such techniques as changed pavement materials or texture, signals, signage, or painted stripes, as determined by the Board.

(d)

Secure and convenient pedestrian walkway access shall be provided between parking lots, sidewalks and primary entrances to buildings. Sidewalks shall be barrier free, a minimum of five feet in width and shall be set back a minimum of five feet from all buildings.

(e)

Bicycle lanes and bicycle paths, when provided, shall meet the design requirements of the New Jersey Department of Transportation's Bicycle Compatible Roadways and Bikeways, Planning and Design Guidelines.

(3)

Landscaping.

(a)

All sites shall be landscaped in accordance with the provisions of §§ 150-56 and 150-57.

(b)

Examples of screen planting details for landscape buffers are shown in Figure 26A, but the number and types of plants are contained in §§ 150-56 and 150-57 and shall apply.

(c)

Landscape buffers, including berms, shall be located between buildings, structures, parking areas, loading and unloading areas and public roads in locations which provide for maximum shielding and buffering.

(d)

Berms and changes in topography shall be used to reduce the perceived height of buildings.

(e)

Trees shall be located along building walls in strategic locations to further reduce the visual impact of long facades.

Sign standards in industrial zones. The following standards shall apply to all properties in the RO/LI, I-LI, LI and I-LIS Zone districts:

[Amended 11-24-1997 by Ord. No. O-10-97-18; 10-25-1999 by Ord. No. O-09-99-33; 8-10-2015 by Ord. No. 07-15-14]

(1)

Freestanding signs.

(a)

Single-tenant buildings.

[1]

One freestanding sign per road frontage shall be permitted.

[2]

The area of such sign(s) shall not exceed 1.5 square feet for each linear foot of the front of the building or 60 square feet, whichever is less.

[3]

The height of such sign(s) shall not exceed six feet.

[4]

The sign(s) shall be located at least 25 feet from the cartway.

[5]

The area surrounding the base of the sign(s) shall be appropriately landscaped.

(b)

Multitenant buildings.

[1]

General identification sign.

[a]

One freestanding general identification sign per road frontage shall be permitted.

[b]

The area of such sign(s) shall not exceed 1.5 square feet for each linear foot of the front of the building or 60 square feet, whichever is less.

[c]

The height of such sign(s) shall not exceed six feet.

[d]

The sign(s) shall be located at least 25 feet from the cartway.

[e]

The area surrounding the base of the sign(s) shall be appropriately landscaped.

[2]

Directory sign.

[a]

One freestanding directory sign identifying the occupants of the building shall be permitted for each driveway entrance.

[b]

The area of such sign(s) shall not exceed 16 square feet.

[c]

Such sign(s) shall be located at least 50 feet from the cartway.

[d]

The area surrounding the base of the sign(s) shall be appropriately landscaped.

(2)

Billboards.

(a)

Where permitted. Billboards are permitted along the New Jersey Turnpike to a maximum of 250 feet from the right-of-way line of the Turnpike.

(b)

Maximum sign area showing to one direction shall be 672 square feet, with copy extensions beyond the basic billboard sign not to exceed 10% of the basic billboard area.

(c)

The minimum setback from the New Jersey Turnpike right-of-way shall be 10 feet. The minimum setback from all other lot lines shall be 50 feet.

(d)

Maximum billboard height shall be 40 feet above the grade of the New Jersey Turnpike measured at the closest point of the Turnpike to the sign location and not higher than 50 feet above grade at the location of the sign.

(e)

No more than four billboard structures shall be permitted on both sides of the New Jersey Turnpike within any linear mile. Minimum distance between billboards shall be 1,000 feet along the same side of the Turnpike.

(f)

Billboards shall be located no closer than 800 feet to a residential zone; provided, however, that this distance may be reduced to 500 feet if the applicant can demonstrate that the proposed sign will not be capable of being seen at any point within a residential zone nor will there be any glare visible from the sign within the residential zone.

(g)

Billboards shall be designed and sited to be viewed only from the Turnpike.

(h)

Applications for billboards shall be subject to the review and approval procedures set forth in § 150-85 of the Cranbury Township Code. The items to be reviewed as part of such application shall include traffic safety, lighting, landscaping, visual impact, drainage and other similar elements of site plan reviews. As part of its review, the approving agency shall consider the impact of the proposed billboard on surrounding properties and the Turnpike itself. Lighting shall be designed to restrict any glare and spillover to the immediate area of the sign. Landscaping shall be required to achieve a positive aesthetic impression of the general sign area. Visual impact, particularly on surrounding properties, shall be minimized and addressed through the use of landscaping, screening, berming, grading and fencing.

§ 150-42 Commercial design standards.

[Added 11-28-2011 by Ord. No. 10-11-19]

Commercial design standards are applicable to properties in the HC Highway Commercial Zone, the GC General Commercial Zone, the CM Community Mixed Use Zone and the HM Highway Mixed Use Zone.

Design standards for the HC Highway Commercial Zone.

(1)

Design setbacks. The following additional requirements shall apply for design purposes.

(a)

A ten-foot landscaped setback from the primary frontage street to the front parking bay, including a low wall or fence, or plantings, shall be provided.

(b)

A maximum of one front parking bay of no more than 60 feet in width may be provided in the front yard.

(c)

A minimum of 10 feet depth shall be provided behind the parking bay, consisting of a planting strip, and may contain a sidewalk or walkway of a maximum of five feet in width.

(d)

Buildings shall be set back a minimum of 75 feet from the public right-of-way.

(e)

Buildings shall be set back a maximum of 90 feet from the public right-of-way on which it has its primary orientation.

(2)

Pedestrian circulation. Sidewalks pursuant to § 150-46 shall not be required along Route 130 in the HC Highway Commercial Zone. However, they shall be required along other public streets. In addition, the following pedestrian pathways and walkways are required.

(a)

Pathways in front of stores linking adjacent stores shall be provided. Each pathway shall have a minimum five-foot clear walking area, as well as seating and pedestrian-scale lighting.

(b)

Enhanced walkway connector pathways linking adjacent buildings and/or shopping centers through parking lots and across property lines shall be provided, roughly in line with the pathways that are located in front of each store. Where the adjacent property has not yet been developed or redeveloped pursuant to requirement, a stub pathway shall be provided up to the property line.

(c)

Each enhanced walkway shall have the following features: where it crosses a vehicular travel area, it shall be highlighted with contrasting paint and/or textured paving, and a slightly raised bed; and elsewhere it should be delineated where possible with raised sidewalk, plantings, and trees (i.e., parking bays should be oriented around the walkways).

(3)

Parking.

(a)

Parking configuration.

[1]

One bay of parking between the front of the building and the highest-traffic adjoining public street shall be provided, which is no greater than 60 feet deep, and parking stalls shall be perpendicular to the street. Direct vehicular entry from this highest-traffic street to this parking area shall be provided.

[2]

The remainder of parking shall be provided to the side or rear of building, in lots that are connected to the front parking area.

[3]

The front parking bays shall be visually screened from the street's sidewalk with low walls or low plantings and/or landscaping. Continuous pull-in parking areas are prohibited.

[4]

The entire side of any parking area shall not be fenced off or bermed so as to prohibit pedestrian and vehicular access to an adjacent property. Gaps in fence/berm for pedestrian and vehicular circulation connections shall be provided between adjacent properties (one at street's sidewalk and one at front-door walkway).

[5]

Driveways on adjacent lots may be no closer than 100 feet apart. Driveways on a single lot may be no closer than 250 feet apart.

(b)

Parking ratio reductions.

[1]

Shared parking. To reduce the total number of required parking spaces, a shared parking study is encouraged that evaluates the demand of different uses in the same structure or parcel, based on time-of-day parking demand curves.

[2]

Improved connections. At its discretion, the Planning or Zoning Board, as appropriate, may allow for parking ratio reductions of between 0.25 to 0.5 space per 1,000 square feet, depending on whether one or all of the following items (which are intended to help reduce turning movements on/off Route 130 and other area streets) are met:

[a]

Connector drives. Connections between parking lots of adjacent parcels, to create a service road parallel to Route 130;

[b]

Cross street access. Vehicular easements to permit adjacent developments to access side streets (such as Half Acre Road and Cranbury South River Road), where applicable;

[c]

Proximity. Placement of separate buildings within a development within 100 feet of each other, to minimize pedestrian walking distances between buildings.

(4)

Building design.

(a)

Orientation.

[1]

If a property has frontage on Route 130, its buildings should front Route 130; alternately, if site constraints require it, buildings' front facades and entries could also be oriented at 90° to Route 130. If a property does not have frontage on Route 130, buildings should front a secondary street.

[2]

If a parcel has frontage on both Route 130 and Cranbury South River Road, and has an average lot depth of at least 400 feet, new developments with retail space shall be oriented to present retail facades to each street via two buildings oriented back-to-back, each facing a different street.

(b)

Transparency and entries.

[1]

Pedestrian building entries should be clearly visible and highlighted within the front facade through projections, recessions, material changes, canopies, overhangs, and/or lighting.

[2]

Buildings should provide rear or side pedestrian doors, as appropriate, for pedestrian entry from any rear or side parking lot areas.

[3]

At least 60% of the front facade areas of retail building facades, in a band between three and eight feet above grade, shall be transparent glazing.

(c)

Horizontal massing.

[1]

Building mass shall be delineated horizontally to highlight the base and the roofline, with the highest level of detailing and more substantial weight materials on the lowest portion.

[2]

The base (first floor, or the lowest part of the first floor) of a building shall be highlighted architecturally in order to visually ground the building and to reinforce a visual connection to Cranbury's historic structures. Suggested means include varied fenestration; varied materials; taller floor heights on the lower level; horizontal banding, belt courses, cornices, or other detailing; and varied textures or patterns. The pattern of window openings should relate to the building's vertical bay pattern.

[3]

Retail storefronts should have large clear glass windows. Overhangs, light shelves, canopies, and straight awnings are encouraged along retail storefronts. Retail signage and building-mounted lighting are also recommended to help highlight the base where appropriate.

[4]

The roofline should be highlighted with a parapet wall, balustrade, or deep cornice.

(d)

Vertical massing.

[1]

The street-facing facade planes of buildings shall be broken down so that they appear as a series of distinct bays, each not to exceed 75 feet in width as measured along the street frontage. The distinguishing features of such bays should include dimensional changes, not just flat surface changes such as texture or pattern. Bays should establish a varied articulation in their design and dimensions along one building facade; a monotonous repetition of the same bay design along a very wide facade is discouraged. Bay definition should extend through all levels of the building(s), except where horizontal massing changes in the facade plane are provided to break up the bulk of a building.

[2]

Specifically, bays should be defined through two approaches, dimensional variation and texture/pattern/material variation, as described next.

[a]

Dimensional variation. Bay definition must include variation by dimensional elements such as columns, pilasters, and changes in facade plane. These distinguishing dimensional features shall each have a depth of at least five inches and a width of at least one foot, so as to create significant shadow lines that help create a sense of depth in the facade.

[b]

Texture, pattern and material variation. Bay definition must also include textural, pattern, and/or material variation, such as by window size and rhythm of spacing, variation in surface material and pattern, and gutters or expansion joints. These variations shall be distinguished by texture, pattern, and/or material, not just color.

[3]

Notwithstanding bay variation, the most prominent articulation of facades should place the focus on major pedestrian entryways.

(e)

Rooflines. The shape of rooflines should coordinate with and reinforce the variation in bay massing.

(f)

Materials.

[1]

Preferred primary materials for all building facades are stone; masonry; brick; wood; Hardie panels or similar fiber cement siding; precast and cast stone; manufactured stone and masonry; and glass; as well as cast iron, steel, aluminum and other types of metal. No more than three different primary materials should be used on building facades. Within the primary materials, variations in colors, textures, and pattern may be employed to further break up the bulk or mass of a building.

[2]

The following materials are not appropriate:

[a]

Exposed concrete masonry units, exterior insulation finish systems (EIFS).

[b]

Faux treatments which mimic common materials, including imitation brick or stone facing, vinyl or asphalt siding, and sheet metal siding.

[c]

Materials that age rapidly and are difficult to maintain, such as paint over shop-finished metal.

[3]

Any security grates, access panels, and garage window grilles should be enlivened with artwork, decorative tiling or ornamental metalwork.

(g)

Building detailing.

[1]

Street-facing facades of the first level of buildings shall have a retail-style design that reinforces the public character and visibility of the first level. Windows shall be storefront-style, plate-glass windows that maximize views into the interior. Street-facing windows should not be obscured by blinds or drapes. Where shade and/or weather protection is desired, metal canopies or fabric awnings with flat, not fluted, shapes and open ends may be used.

[2]

Building design should provide a logical space within the first level for signage, above any retail or commercial windows, doors, or windows. Signage should be placed so as not to obscure the structural or architectural elements of the building.

[3]

Facade design and finish materials should be considered in three dimensions, particularly as buildings turn corners. Materials and/or details should be extended around building corners and extensions in order to avoid a pasted-on appearance. All building facades adjacent to or easily visible from a public street, walkway, or open space should exhibit the same or similar degree of architectural detailing as the building's primary, street-facing facade. Material changes should occur at a logical transition point, related to dimensional architectural massing or detailing, rather than, for example, creating an arbitrary pattern within a flat facade.

Design standards for the GC General Commercial Zone.

(1)

Design setbacks. The following additional requirements shall apply for design purposes.

(a)

A ten-foot landscaped setback from the primary frontage street to the front parking bay, including a low wall or fence, or plantings shall be provided.

(b)

A minimum of 10 feet depth shall be provided behind the parking bay in the front yard, for a planting strip, and may contain a sidewalk or walkway of a maximum of five feet in width.

(2)

Circulation.

(a)

Vehicular circulation.

[1]

Minimum distance between curb cuts along any one road is 100 feet.

[2]

Driveways of parcels on either side of Brick Yard Road and on either side of Hightstown Road/South Main Street should align so as to provide efficient vehicular movements between different components within the overall development.

[3]

The intersection of Brick Yard Road and Route 130 (i.e., at the Cranbury Circle) shall be realigned as per recommendations in the 2010 Master Plan of the Township of Cranbury, Chapter 5, Section D1, Figures 5.3 and 5.4.

(b)

Pedestrian circulation. Sidewalks pursuant to § 150-46 shall not be required along Route 130 in the GC General Commercial Zone. However, they shall be required along all other public streets. In addition, the following pedestrian pathways and walkways are equired:

[1]

Pathways in front of stores linking adjacent stores shall be provided. Each pathway shall have a minimum five-foot clear walking area, and seating and pedestrian-scale lighting.

[2]

Enhanced walkway connector pathways linking adjacent buildings and/or shopping centers through parking lots and across property lines shall be provided, roughly in line with the pathways that are located in front of each store. If the adjacent property has not yet been redeveloped pursuant to this updated zoning, a stub pathway shall be provided up to the property line.

[3]

(3)

Parking.

(a)

Parking configuration.

[1]

Parking may be provided in the front, side or rear yard.

[2]

Conventionally paved parking bays should run perpendicular to the front facade of new structures (with the exception of one row of parking adjoining the front facade, and one row closest to the street), so that required pedestrian pathways may be located between rows of parking, where they are safest from vehicular movements.

[3]

If any parking areas are located to the rear of shopping center buildings, buildings should include breaks every 300 feet (or less) for pedestrian walkways leading back to any parking areas; and, where necessary, should provide secondary, rear entries. The walkways should be generously proportioned and have evening lighting sufficient for safety purposes.

(b)

Parking ratio reductions.

[1]

[2]

Improved connections. At its discretion, the Planning or Zoning Board, as appropriate, may allow parking ratio reductions of between 0.25 to 0.5 space per 1,000 square feet, depending on whether one or all of the following items (which are intended to help reduce turning movements on/off Route 130 and other area streets) are met:

[a]

Connector drives. Provide vehicular connections between parking lots of adjacent parcels, so as to create a "service road" parallel to Route 130. The vehicular connections do not have to be located adjacent to the primary street frontage, but may be set farther back within the property as site planning requires. In addition to awarding parking reduction to developments that occur after others, the reduction may also be awarded to a first development if it provides a stubbed connection from its parking lot aisles to adjacent parcels that are likely to develop in the future.

[b]

Cross-street access. Vehicular easements to permit adjacent developments to access side streets (such as Brick Yard Road), where applicable.

(4)

Tree preservation. To foster tree preservation in properties bordering the Millstone River, a portion of the retail parking supply may be set aside as a future parking reserve. Therefore, an applicant may be permitted to set aside a treed area to provide an additional parking supply equal to one space per 1,000 square feet of development (equivalent to 20% of the original 5/1,000 square feet of retail parking requirement), to be "banked." Such an area may be reserved for future conversion to parking spaces if the Township decides that the original parking lot does not provide sufficient spaces to meet peak-hour demands. If and when the treed areas are improved as parking areas, the Planning or Zoning Board may permit them to be maintained as secondary, overflow parking areas with porous paving if their frequency of use is light.

(5)

Building design.

(a)

Transparency and entries.

[1]

Pedestrian building entries should be clearly visible and highlighted within the front facade through projections, recessions, material changes, canopies, overhangs, and/or lighting.

[2]

Buildings should provide rear or side pedestrian doors, as appropriate, for pedestrian entry from any rear or side parking lot areas.

[3]

At least 60% of the front facade areas of retail building facades, in a band between three and eight feet above grade, shall be transparent glazing.

(b)

Horizontal massing.

[1]

Building mass shall be delineated horizontally to highlight the base and the roofline, with the highest level of detailing and more substantial weight materials on the lowest portion.

[2]

The base (first floor, or the lowest part of the first floor) of a building shall be highlighted architecturally in order to visually ground the building. Suggested means include varied fenestration; varied materials; taller floor heights on the lower level; horizontal banding, belt courses, cornices, or other detailing; and varied textures or patterns. The pattern of window openings should relate to the building's vertical bay pattern.

[3]

[4]

The roofline should be highlighted with a parapet wall, balustrade, or deep cornice.

(c)

Vertical massing.

[1]

The front facade planes of buildings shall be broken down so that they appear as a series of distinct bays, each not to exceed 75 feet in width as measured along the street frontage. The distinguishing features of such bays should include dimensional changes, not just flat surface changes such as texture or pattern. Bays should establish a varied articulation in their design and dimensions along one building facade; a monotonous repetition of the same bay design along a very wide facade is discouraged. Bay definition should extend through all levels of the building(s), except where horizontal massing changes in the facade plane are provided to break up the bulk of a building.

[2]

Suggested means for bay definition include dimensional elements such as columns, pilasters, and changes in facade plane that create significant shadow lines and create a sense of depth in the facade; and textural, pattern, and/or material variation, such as window size and rhythm, variation in surface material and pattern, and gutters or expansion joints.

[3]

Notwithstanding bay variation, the most prominent articulation of facades should place the focus on major pedestrian entryways.

(d)

Rooflines. The shape of rooflines should coordinate with and reinforce the variation in bay massing.

(e)

Materials.

[1]

Preferred primary materials for all building facades are stone; masonry; brick; wood; Hardie-plank® or similar fiber cement siding; precast and cast stone; manufactured stone and masonry; and glass; as well as cast iron, steel, aluminum and other types of metal. No more than three different primary materials should be used on building facades. Within the primary materials, variations in colors, textures, and pattern may be employed to further break up the bulk or mass of a building.

[2]

The following materials are not appropriate:

[a]

Exposed concrete masonry units, exterior insulation finish systems (EIFS).

[b]

Faux treatments which mimic common materials, including imitation brick or stone facing, vinyl or asphalt siding, and sheet metal siding.

[c]

Materials that age rapidly and are difficult to maintain, such as paint over shop-finished metal.

[3]

Any security grates, access panels, and garage window grilles should be enlivened with artwork, decorative tiling or ornamental metalwork.

(f)

Building detailing.

[1]

[2]

Design standards for the CM Community Mixed Use Zone. See Figure 26.1, Conceptual Plan for the CM Community Mixed Use Zone.[1]

(1)

Circulation.

(a)

Vehicular circulation. One vehicular curb cut on the north side of Old Trenton Road is permitted. Vehicular curb cuts on the south side of Old Trenton Road are prohibited; instead, shared vehicular access drives for development south of Old Trenton Road shall connect to Old Cranbury Road and/or to South Main Street. Individual residential driveways are prohibited to have direct access to South Main Street or Old Cranbury Road.

(b)

Pedestrian circulation.

[1]

Sidewalks pursuant to § 150-46 shall be provided on all bounding streets (Old Trenton Road, Old Cranbury Road, and South Main Street), and shall also be provided on both sides of streets internal to the zone.

[2]

If the Old Cranbury Road cul-de-sac, south of Old Trenton Road, is realigned, vacated, or retained, a public pedestrian pathway shall be required within the existing right-of-way. Such pathway shall provide a pedestrian route passing generally through the middle of the site from Old Cranbury Road to within 100 feet of the intersection of South Main Street and Old Trenton Road. It is recommended that, where possible, the existing mature trees along this cul-de-sac be retained as part of a vehicular and/or pedestrian circulation route. Existing utility lines along the cul-de-sac may be relocated if necessary.

(2)

Parking.

(a)

Parking configuration.

[1]

Surface parking lots are permitted, and shall be located at the interior of the development, at least 100 feet from the rights-of-way of the bounding streets, Old Trenton Road, Old Cranbury Road (the portion at the zone's perimeter that will remain, not the portion that may be vacated), and South Main Street. No surface parking shall be permitted in any of the front yards facing these bounding streets.

[2]

Structured parking in the form of tuck-under parking and single-story parking garages are permitted, and shall be located at the interior of the development, at least 40 feet from the rights-of-way of the bounding streets, Old Trenton Road, Old Cranbury Road and South Main Street. Buildings located adjacent to bounding street(s) shall hide any such structured parking from view of bounding street(s) by placing retail, office, or residential uses (where permitted) having a minimum twenty-five-foot depth on the first level, between these parking spaces and the bounding street.

(b)

Parking ratio reductions. The use of shared parking among retail, residential, and office uses is encouraged. Such shared parking spaces shall be located on the same side of Old Trenton Road as the uses they serve.

(3)

Building design.

(a)

Orientation.

[1]

Buildings located adjacent to Old Trenton Road shall place their primary front facades and pedestrian entries to face Old Trenton Road.

[2]

Buildings located adjacent to South Main Street shall place their primary front facades and pedestrian entries to face South Main Street, in order to mirror the existing single-family homes to the east.

[3]

Buildings located adjacent to Old Cranbury Road may be oriented in any direction.

(b)

Transparency and entries.

[1]

Pedestrian building entries should be clearly visible and highlighted within the front facade through projections, recessions, material changes, canopies, overhangs, porches, stoops, and/or lighting.

[2]

Retail business along Old Trenton Road shall have direct, individual entries to the street; shared, internal, mall-style entries are prohibited. Retail businesses along the south side of Old Trenton Road shall also provide pedestrian entries to any rear parking areas required to serve such retail uses. Upper-story residential in mixed-use buildings along Old Trenton Road may have pedestrian entrances facing the front, rear, or side.

[3]

At least 60% of all retail building facades facing Old Trenton Road, in a band between three and eight feet above grade, shall be transparent glazing.

(c)

Horizontal massing.

[1]

Building massing should create a traditional form, complementing the historic downtown character.

[2]

Building mass shall be delineated horizontally to highlight the base and the roofline, with the highest level of detailing and more substantial weight materials on the lowest portion.

[3]

[4]

[5]

The roofline should be highlighted with a parapet wall, balustrade, or deep cornice.

(d)

Vertical massing.

[1]

Building facades that face streets, walkways, or open space shall be broken down so that they appear as a series of distinct bays, each not to exceed 50 feet in width. The distinguishing features of such bays should include dimensional changes, with a level of traditional complexity comparable to Cranbury's historic structures, not just flat surface changes such as texture or pattern. Bays should establish a varied articulation in their design and dimensions along one building facade; a monotonous repetition of the same bay design along a very wide facade is strongly discouraged. Bay definition should extend through all levels of the building(s). Specifically, bays should be defined through two approaches, dimensional variation and texture/pattern/material variation, as described next.

[a]

Dimensional variation. Bay definition must include variation by dimensional elements such as columns, pilasters, and changes in facade plane. Those distinguishing dimensional features shall each have a depth of at least five inches and a width of at least one foot, so as to create significant shadow lines that help create a sense of depth in the facade.

[b]

Texture, pattern and material variation. Bay definition must also include textural, pattern, and/or material variation, such as by window size and rhythm of spacing, pattern of balconies, variation in surface material and pattern, and gutters or expansion joints. These variations shall be distinguished by texture, pattern, and/or material, not just color. Notwithstanding bay variation, the most prominent articulation of facades should place the focus on major pedestrian entryways and any corner elements.

(e)

Rooflines. The shape of rooflines should coordinate with and reinforce the variation in bay massing. Pitched roofs shall be required for all buildings.

(f)

Materials.

[1]

Preferred primary materials for all building facades are stone; masonry; brick; wood; Hardie-plank® panels or similar fiber cement siding; precast and cast stone; manufactured stone and masonry; and glass; as well as cast iron, steel, aluminum and other types of metal. No more than three different primary materials should be used on building facades. Within the primary materials, variations in colors, textures, and pattern may be employed to further break up the bulk or mass of a building.

[2]

The following materials are not appropriate:

[a]

Exposed concrete masonry units, exterior insulation finish systems (EIFS).

[b]

Faux treatments which mimic common materials, including imitation brick or stone facing, vinyl or asphalt siding, and sheet metal siding.

[c]

Materials that age rapidly and are difficult to maintain, such as paint over shop-finished metal.

[3]

Any security grates, access panels, and garage window grilles should be enlivened with artwork, decorative tiling or ornamental metalwork.

(g)

Building detailing.

[1]

First-level retail facades facing Old Trenton Road shall have retail-style design that reinforces the public character and visibility of the first level and complement the historic nature of Cranbury's retail buildings in the VC Village Commercial Zone. Retail facades shall include storefront-style plate glass windows that maximize views into the interior. Such street-facing windows should not be obscured by blinds or drapes. Where shade and/or weather protection is desired, metal canopies or fabric awnings with flat, not fluted, shapes and open ends may be used.

[2]

Retail and mixed-use retail/residential building design should provide a logical space within the first level for signage, above any retail or commercial windows, doors, or windows. Signage should be placed so as not to obscure the structural or architectural elements of the building.

[3]

[1]

Editor's Note: Figure 26.1 is included at the end of Subsection C(1)(b)[1].

Design standards for the HM Highway Mixed Use Zone.

(1)

Circulation.

(a)

Vehicular circulation.

[1]

Minimum distance between curb cuts along any one road is 400 feet.

[2]

Access driveways should be shared between small developments within this area, so as to limit the number of curb cuts on Route 130 and South Main Street. Where possible, vehicular access should be provided from South Main Street as well as from Route 130.

(b)

Pedestrian circulation. The following pedestrian pathways and sidewalks are required.

[1]

Pathways in front of stores linking adjacent stores shall be provided. Each pathway shall have a minimum five-foot clear walking area, and seating and pedestrian-scale lighting.

[2]

Enhanced walkway connector pathways linking adjacent buildings and/or shopping centers through parking lots and across property lines shall be provided, roughly in line with the pathways that are located in front of each store. If the adjacent property has not yet been redeveloped pursuant to this updated zoning, a stub pathway shall be provided up to the property edge.

[3]

(2)

Parking. A five-percent reduction in required retail parking ratios (equivalent to 0.25 per 1,000 square feet) is permitted for developments that provide vehicular connections between parking lots of adjacent parcels, so as to create a service road. The vehicular connections do not have to be located adjacent to the primary street frontage, but may be set farther back within the property as site planning requires. In addition to reduction to developments that occur after others, the reduction may be awarded to a first development if it provides a stubbed connection from its parking lot aisles to adjacent parcels that are likely to develop in the future.

(3)

Building design.

(a)

Transparency and entries.

[1]

Pedestrian building entries should be clearly visible and highlighted within the front facade through projections, recessions, material changes, canopies, overhangs, porches, stoops, and/or lighting.

[2]

At least 60% of the front facade areas of retail building facades, in a band between three and eight feet above grade, shall be transparent glazing.

(b)

Horizontal massing.

[1]

Building mass shall be delineated horizontally to highlight the base and the roofline, with the highest level of detailing and more substantial weight materials on the lowest portion.

[2]

[3]

[4]

The roofline should be highlighted with a parapet wall, balustrade, or deep cornice.

Vertical massing.

Notwithstanding bay variation, the most prominent articulation of facades should place the focus on major pedestrian entryways.

(d)

Rooflines. The roofline should be highlighted with a parapet wall, balustrade, or deep cornice.

(e)

Materials.

[1]

Preferred primary materials for all building facades are stone; masonry; brick; wood; Hardie panels or similar fiber cement siding; precast and cast stone; manufactured stone and, masonry; and glass; as well as cast iron, steel, aluminum and other types of metal. No more than three different primary materials should be used on building facades. Within the primary materials, variations in colors, textures, and pattern may be employed to further break up the bulk or mass of a building.

[2]

The following materials are not appropriate:

[a]

Exposed concrete masonry units, exterior insulation finish systems (EIFS).

[b]

Faux treatments which mimic common materials, including imitation brick or stone facing, vinyl or asphalt siding, and sheet metal siding.

[c]

Materials that age rapidly and are difficult to maintain, such as paint over shop-finished metal.

[3]

Any security grates, access panels, and garage window grilles should be enlivened with artwork, decorative tiling or ornamental metalwork.

(f)

Building detailing.

[1]

[2]

§ 150-43 Parking and loading areas.

Off-street parking spaces.

(1)

Except in the Village Commercial Zone, in all nonresidential zones, at the time any building or structure is erected, enlarged or increased in capacity, there shall be provided off-street parking for automotive, bicycle and other vehicles and off-street loading facilities in accordance with the requirements set forth herein as well as the parking space requirements for the handicapped contained in P.L. 1975, c. 221.[1] In the Village Commercial Zone, no additional off-street parking or loading berths shall be required for any change of use, or for any expanded or new nonresidential use, except that the existing on-site parking spaces or loading berths shall not be removed, or converted for any other purpose without site plan approval and/or the grant of variances associated therewith. All required parking and loading facilities shall be paved in accordance with Township standards and shall be bonded prior to the issuance of a certificate of occupancy. The construction, alteration or enlargement of any public or private parking or loading area or of access to such area shall require site plan approval by the Board.

[Amended 8-10-2020 by Ord. No. 07-20-09]

[1]

Editor's Note: See N.J.S.A. 52:32-11 et seq.

(2)

The following minimum number of parking spaces shall be provided for the uses specified per gross floor area unless otherwise indicated:

	Land or Building Use	Minimum Standards (number of spaces)
	Assembly hall, auditorium, stadium, theater, church or other similar place or other similar place of public assemblage [Amended 4-23-2001 by Ord. No. 04-01-12]	1 for each 4 fixed seats or, where capacity cannot be determined by the number of fixed seats, 1 for each 100 square feet of floor area available for patron use
	Assembly and finishing operations	1 for each 800 square feet of gross floor area
	Assisted living facilities [Added 10-24-2016 by Ord. No. 10-16-22]	0.5 space per dwelling unit
	Automobile and gasoline service station	3 per service bay, grease rack or similar unit of service capability, plus 1 for each 2 employees during the period of greatest employment, provided that the total number of spaces shall be not less than 6 but no greater than 12 spaces
	Dwelling:
	Detached single-family unit	2 per unit
	All other dwelling units, except units designed for the elderly	.5 for each one-bedroom or efficiency unit; 1.75 for each 2-bedroom unit; and 2.0 for each 3- or more bedroom unit
	Units designed and intended for the elderly	1.25 for each dwelling unit except where it can be demonstrated that public or private transit will be available, in which case these requirements may be reduced accordingly
	Financial institutions	1 for each 250 square feet of building floor area
	Hotel	1.2 per guest room plus additional spaces required for other uses such as restaurants and meeting rooms
	Industrial	1 per 800 square feet of gross floor area
	Library	1 per 300 square feet of gross floor area
	Manufacturing	1 per 800 square feet of gross floor area
	Motel	1 for each suite, plus 1 for each employee on major shift
	Medical or dental clinic	1 for each 150 square feet of building floor area
	Offices, business and professional, other than medical	1 for each 250 square feet of building floor area
	Personal service business	1 for each 150 square feet of building floor area
	Private kindergarten, child nursery or institutional home	1 for each 600 square feet of building floor area
	Research	1 per 300 square feet of gross floor area
	Restaurant	The greater of 1 for each 4 seats or 1 for each 40 square feet of floor area devoted to patron drinking and dining use, plus 1 for each 2 persons employed on the premises at one time
	Recreation centers, clubs and service organizations	1 for each 500 square feet of gross floor area, plus 1 for each 2 full-time employees
	Retail business	1 for each 200 square feet of building floor area
	Schools:
	Elementary	2 per classroom, but not less than 1 per each teacher and each staff person
	Intermediate	1.5 per classroom, but not less than 1 per each teacher and each staff person
	Secondary	2.5 per classroom, but not less than 1 per each teacher and each staff person
	Self-service laundry	1 for each 200 square feet of building floor area
	Swimming clubs	1 for each 2 full-time employees, plus 1 for every 3 separate memberships
	Undertakers, mortuary or funeral home	1 for each 60 square feet of floor area available for seating accommodations, plus 1 for each person employed on the premises
	Wholesale storage and warehouse	1 per 5,000 square feet of gross floor area
	Mixed uses	If 2 or more uses are conducted on 1 lot, the minimum required number of parking spaces shall be the aggregate of the required minimum number of parking spaces for each use, computed separately
	Uses not specified	As determined by the Board on the basis of the number of persons to be employed or reside in or visit said building and the anticipated use by residents, visitors, or patrons of transportation modes other than private automobiles

(3)

Parking areas for nonresidential uses shall be clearly delineated and separated from loading areas and shall not be permitted within 25 feet from any property line or 10 feet from any building.

(4)

Parking spaces or loading berths for nonresidential uses shall not be located on streets, access aisles or driveways. No areas specifically intended for parking or loading use shall be located between the front building line and the street line unless otherwise specified in other sections of this chapter.

[Amended 8-10-2020 by Ord. No. 07-20-09]

(5)

All required parking spaces shall be on the same lot or tract of land as the building or use to which they are accessory, unless the Board, as part of the site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on contiguous lots. The total number of spaces in such collective off-street parking facilities shall be not less than the sum of the spaces required for the individual uses, computed separately. Such approval shall be granted only subject to the submission of appropriate deed restrictions, acceptable to the Board Attorney, guaranteeing the availability of such facilities throughout the life of the buildings or uses to which they are proposed to be accessory.

(6)

Any area used regularly for loading shall be designed to prevent hindering the free movement of vehicles and pedestrians on any street, alley, sidewalk and parking area. Loading areas shall be located in rear yards, centralized courtyards, or side yard areas and must be screened from public view.

(7)

Each required loading berth shall be provided with an unobstructed access drive having a width of not less than 15 feet. Such access may be combined with access to a parking lot and shall not be located within 50 feet of any street intersection.

(8)

All required loading areas shall be on the same lot as the use to which they are accessory and shall be arranged so as to permit simultaneous use of all berths without blocking or otherwise interfering with driveways, parking areas, fire lanes or sidewalks.

(9)

Where it can be demonstrated, at the time of Board review, that the parking or loading area requirements of this article are in excess of actual needs, the Board may permit a portion of the proposed parking or loading areas to be appropriately graded and landscaped, but left unpaved. If following construction, the experience with the actual operation of the proposed use shall show the need for additional off-street parking or loading, the Board may require such unpaved designated space to be paved.

(10)

Off-street parking and loading areas in nonresidential zones in excess of the minimum required may be provided only with the approval of the Board. The Board shall grant such approval only where it determines that such additional facilities are needed for the actual operation of a proposed use.

Parking area design standards.

[Amended 11-27-2000 by Ord. No. O-10-00-33]

(1)

Car parking space standards. All required car parking spaces shall be laid out and located in accordance with the following standards set forth below.

(a)

Dimensional requirements shall be as follows:

			Aisle Width
(Space angle)	Minimum Space Width (feet)	Minimum Space Depth (feet)	Minimum One-Way (feet)	Two-Way (feet)
90	9	18¹	24	24
60	9	18 1/2	18	25
45	9	18 1/2	143	25
30	9	18 1/2	13	25
Parallel to aisle	9	18 1/2	12	25

¹ Plus a minimum two-foot overhang.

(b)

A space which abuts a fixed object, such as a wall or column, whether within a structure or not, shall have a minimum width of 10 feet.

(c)

Handicapped parking shall be provided in accordance with U.S. Architectural and Transportation Barriers Compliance Board requirements pursuant to the Americans with Disabilities Act.

(2)

Parking area layout.

(a)

All parking spaces shall be identified by means of four-inch white painted lines. Parking areas shall be separated from roads or aisles by islands with a minimum width of 10 feet.

(b)

All parking areas shall be lighted, especially at parking lot entrances, exits and barriers. All lighting shall be positioned to minimize glare and illumination beyond the parking area.

(c)

All parking areas shall be provided with permanent and durable curbing, not macadam or railroad ties, to assist in orderly parking and to separate pedestrian walkways from vehicular traffic. Parking areas upstream and tributary to vegetative filters or any other nonstructural BMPs used to disconnect the flow of stormwater runoff over impervious surfaces shall have the finish surrounding grade flush to allow discharge to the nonstructural BMPs.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(d)

Parking areas with a capacity of 40 spaces or more are required to provide landscaped dividers and islands which, in the aggregate, shall cover not less than 10% of the total uncovered or unenclosed parking area inclusive of all islands, aisles and other paved areas. The landscaping shall include at least one deciduous tree for each 10 parking spaces, and the trees shall be evenly distributed. The landscaped dividers and islands shall have the surrounding grade flush and provide wheel stops to allow for the discharge of stormwater from impervious areas. See Figure 27.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(e)

All landscaping in parking areas shall be located so as not to obstruct vision. Tree types shall be selected from those specified in Trees for New Jersey Streets (latest edition) or a similar current authoritative source published by the New Jersey Federation of Shade Tree Commissions. Trees that cause damage or excessive site maintenance problems due to root systems, or litter from fruit, branches or bark droppings shall be avoided. Trees that can withstand parking area conditions are required. In narrow islands and dividers, low spreading plants, such as creeping juniper, myrtle or pachysandra, are appropriate.

(f)

Trees with low branching habitats shall be set back a minimum of 15 feet from any traveled way.

(g)

All parking lots with a capacity of 40 or more vehicles shall be designed to include pedestrian walkways throughout the lot constructed with pervious paving systems, as detailed in the New Jersey Stormwater Best Management Practices Manual, to reduce nonpoint source pollution, reduce stormwater runoff, and promote infiltration and groundwater recharge. The minimum thickness of pervious asphalt shall be four inches. Except when walkways cross aisles or driveways, they shall be raised at least six inches above the parking area and shall be protected by permanent and durable curbing or bumpers so as to assure a minimum width of four feet free of car overhangs. Walkways that cross aisles or driveways shall be delineated by a change in pavement texture or striping. See Figure 27.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(3)

Bicycle or moped parking facilities.

(a)

For each 10 bicycle parking spaces provided, the Board shall permit one car parking space to remain sodded or seeded.

(b)

Bicycle parking facilities shall be located indoors or in sheltered areas close to major entrances to the buildings or other areas they serve, in view of working personnel on-site or close to high activity areas to minimize chances of theft or vandalism.

(4)

Loading areas.

(a)

The need for off-street loading areas or berths shall be determined at the time of site plan review.

(b)

Any required loading area shall be paved and shall be at least 15 feet wide, 35 feet long and shall have a vertical clearance of at least 14 feet.

(c)

Each required loading berth shall be provided with unobstructed access to and from a street. Such access shall have a width of 15 feet and may be combined with access to a parking lot.

(d)

No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection.

(e)

All required loading areas or berths shall be on the same lot as the use to which they are accessory and shall be so arranged as to permit the simultaneous use of all berths without blocking or otherwise interfering with the use of automobile accessways, parking facilities, fire lanes or sidewalks.

(f)

No off-street loading area shall be located between the front building line and the street line unless otherwise specified in this chapter.

(5)

Minimum construction standards for parking lots. Parking lot areas shall be constructed with a six-inch-compacted-depth stone subbase using NJDOT soil aggregate Type I-5, quarry process stone; four-inch-compacted-depth bituminous stabilized base course using NJDOT Mix I-2; and two-inch-compacted-depth bituminous concrete using Type FABC-1 surface course, NJDOT Mix I-5. At the direction of the Township Engineer, subgrade material shall be removed and replaced with suitable material. For parking areas of 10 or fewer spaces, the Planning Board may approve construction specifications that differ from the above standard where the use and location warrant change. Where applicable and conducive existing site conditions are present, parking lot areas may also be constructed with pervious paving systems, as detailed in the New Jersey Stormwater Best Management Practices Manual, to reduce nonpoint source pollution, reduce stormwater runoff, and promote infiltration and groundwater recharge. The minimum thickness of asphalt shall be six inches.

[Added 12-28-1998 by Ord. No. O-11-98-25; amended 6-23-2008 by Ord. No. 04-08-09]

§ 150-44 Vehicular circulation.

Driveways.

(1)

All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress from the site and to minimize conflict with the off-site flow of traffic.

(2)

Any exit driveway or driveway lane shall be located and designed, in profile and grading, so as to provide the following minimum sight distance:

	Permitted Road Speed (mph)	Required Sight Distance (feet)
	25	150
	30	200
	35	250
	40	300
	45	350
	50	450
	55	500

(3)

A change in the speed regulations shall not affect a building or use for which a construction or land use permit has been issued. No driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of any corner lot.

(4)

A driveway shall not be located within five feet of any side property line unless there is a common driveway as approved by the Board, or meets the following exception: On lots with single-family detached housing and lot widths of 120 feet or less, the distance to the lot line may be reduced to two feet. If one or both lots contain existing houses, or have houses under construction, the reduction shall only be permitted with the Township Engineer's approval to ensure that adequate provision for stormwater drainage and other utilities has been provided.

[Amended 12-28-1998 by Ord. No O-11-98-25]

(5)

No entrance or exit driveway shall be located on or within 50 feet of the point of beginning of any circle, ramp or interchange.

(6)

Any development fronting on any arterial street shall be provided with a single access to the arterial street, where practicable. Where access is provided by more than one driveway from the same street, the driveways shall be located at least 200 feet apart.

(7)

Left turns and right turns onto street.

(a)

Two-way driveways or one-way driveways permitting left turns onto the street shall intersect the road at an angle of as near 90° as site conditions will permit and in no case of less than 60°.

(b)

One-way driveways permitting a right turn only onto the street shall not form an angle less than 45° with the street unless acceleration and deceleration lanes are provided.

(8)

Width. Driveways shall be designed to the following standards, unless stated otherwise in § 150-41 of this chapter:

	Driveway Width (feet)
Use on Site	One-Way Operation	Two-Way Operation
Residential (maximum)	10	12
Commercial or industrial (minimum)	15	30

(9)

Access to any parking area with a capacity of 100 or more spaces shall be provided with acceleration and/or deceleration lanes in accordance with design criteria established by the latest edition of the American Association of State Highway and Transportation Officials' "A Policy on Geometric Design of Highways and Streets".

(10)

No access drive, driveway or other means of ingress and egress located in any residential zone shall provide access to uses that are prohibited in such zone.

(11)

Bicycle access drives shall be not less than four feet wide if used one-way and eight feet wide if used for two-way operation. Bicycle access to a lot shall not be combined with pedestrian access. Bicycle access driveways shall be free of hazards to the cyclists such as parallel bar drainage grates, insufficient sight clearance at points of intersection, or insufficient lateral or vertical clearance or radii of curvature.

(12)

Where applicable and conducive existing site conditions are present, driveways may be constructed with pervious paving systems, as detailed in the New Jersey Stormwater Best Management Practices Manual, to reduce nonpoint source pollution, reduce stormwater runoff, and promote infiltration and groundwater recharge. The minimum thickness of pervious asphalt shall be four inches.

[Added 6-23-2008 by Ord. No. 04-08-09]

§ 150-45 Streets.

Required dimensions. Proposed streets and extensions of existing streets shall conform to the Master Plan and Official Map and shall be designed and located to facilitate orderly circulation patterns, assure emergency access and provide for future connections to adjoining properties in accordance with the following standards:

(1)

The arrangements of arterial and collector streets shall be such as to provide for the extension of existing arterials and collectors.

(2)

In any major subdivision, the Board shall classify proposed streets according to their types. The Board, in making its decisions, shall refer to the Master Plan and/or shall consider conditions within the subdivision and surrounding area. The right-of-way shall be measured from lot line to lot line and shall not be less than the following, except as specifically stated in § 150-41:

Street Right-of-Way Requirements Township of Cranbury
					Parking
Type of Street	Minimum Right of-Way (feet)	Minimum Cartway¹ (feet)	Number of Lanes	Traveled Way (feet)	(# Sides)	(Total Feet)	Sidewalk	Shoulder
Minor arterials	80	36	2	24	0	0	2 sides	6 feet of stabilized earth, without curbs
Collectors	60	34	--	20	2	16	2 sides	6-inch curb
Local streets (loop roads)	50	30	--	14	2	16	4 feet 2 sides	-- 6-inch curb
Culs-de-sac	40	26	--	20	1	8	1 side	none
Rural streets	40	20	--	20	0	0	none	none

NOTES:

¹ Does not include bicycle lanes.

(3)

Bikeways shall be included as part of the pathway system indicated on the Master Plan or Official Map. Where the bicycle lane is part of a roadway system, the bicycle lane shall be four feet in each direction and shall be appropriately designated with a combination of signing and road markings in accordance with the United States Department of Transportation's "Manual of Uniform Traffic Control Devices."

(4)

The Board may deem any extension of a temporary cul-de-sac street to be a local street for the purposes of classification.

(5)

The widths of internal streets (not driveways) in a multifamily, business or industrial development, designed in accordance with a comprehensive site plan, shall be determined by the Board in each case in the light of the particular circumstances and with a view to assuring the maximum safety and convenience of access for traffic and emergency equipment, circulation and parking, including provisions for loading and unloading of goods. The minimum pavement width shall be 26 feet in width for two-way traffic and no on-street parking.

(6)

Internal streets in multifamily, business or industrial development shall not be located in building setback areas.

(7)

There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been dedicated to the Township under conditions approved by the Board.

(8)

When a subdivision abuts on existing streets, the street shall be widened, if necessary, and improved to conform to the standards set forth in this chapter.

Street design standards.

(1)

All street grades shall have a grade of at least 1/2% and not more than 6%. The maximum grade within 50 feet of an intersection shall not exceed 5%.

(2)

There shall be a minimum center-line offset of at least 200 feet between two intersecting streets that are not directly opposite each other.

(3)

A tangent at least 100 feet long shall be introduced between reverse curves on arterial collector streets.

(4)

When connecting street lines deflect from each other at any point by more than 10° and not more than 45°, they shall be connected by a curve with a center-line radius of not less than 100 feet for minor streets and 500 feet for arterials and major collector streets measured along the center line. When connecting street lines deflect from each other at any point by more than 45°, they shall be connected by a curve with a radius of not less than 500 feet measured along the center line.

(5)

All changes in grade shall be connected by vertical curves and all changes in alignment shall be connected by horizontal curves of sufficient length to provide a smooth transition and proper site distance and drainage as determined by the latest edition of the American Association of State Highway and Transportation Officials' "A Policy on Geometric Design of Highways and Streets."

(6)

The maximum length of a local cul-de-sac shall be determined by a maximum of 250 average daily vehicle trips generated by properties accessed by the cul-de-sac. The maximum length of a collector cul-de-sac shall be determined by a maximum of 500 average daily vehicle trips generated by properties accessed by the cul-de-sac.

(7)

Each cul-de-sac shall provide a right-hand tangent turnaround at the end with a minimum radius of 50 feet to the outside edge of the cartway or curbline and 60 feet to the outside edge of the right-of-way and shall be tangent preferably to the right side of the street. Landscaped islands surrounded by a thirty-foot-wide cartway are required in the center of cul-de-sac turnarounds. The landscaped islands shall be flush to the roadway to allow discharge of stormwater runoff from surrounding impervious areas.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(8)

If possible, the street system of any new development shall be integrated with the existing network of streets.

(9)

Street names for new streets shall be obtained from the Cranbury Historical and Preservation Society. No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets in the Township or its vicinity. The continuation of an existing street shall have the same name. The Board shall reserve the right to approve or name streets within a proposed subdivision. All house identification numbers shall be seen clearly from the street at all times of the day.

(10)

Minimum roadway construction.

(a)

Major arterial, minor arterial and collector streets shall be constructed for their full width with a six-inch compacted-depth stone subbase using NJDOT soil aggregate Type I-5, quarry-process stone; six-inch bituminous-stabilized base using NJDOT mix I-2; and two-inch compacted-depth bituminous concrete using Type FABC-1 surface course, NJDOT mix I-5.

(b)

Local streets and culs-de-sac shall be constructed for their full width with a six-inch compacted-depth stone subbase using NJDOT soil aggregate Type I-5, quarry-process stone; four-inch compacted-depth bituminous-stabilized base course using NJDOT mix I-2; and two-inch compacted-depth bituminous concrete using Type FABC-1 surface course, NJDOT mix I-5.

(c)

The pavement width for all local streets in the Agricultural Zone may be reduced to 24 feet, and shall be constructed to its full width with a four-inch compacted-depth stone subbase using NJDOT soil aggregate Type I-5, quarry-process stone; three-inch compacted-depth bituminous-stabilized base course using NJDOT mix I-2; and 1-1/2 inch compacted-depth bituminous concrete using Type FABC-1 surface course, NJDOT mix I-5.

(d)

All pavement shall be placed on an approved, firm, unyielding subgrade. At the direction of the Township Engineer, subgrade material shall be removed and replaced with suitable material and/or underdrains installed.

(e)

All utilities, including building service laterals, shall be installed in the roadway prior to installation of the bituminous concrete base course.

(f)

All of the above construction shall be in accordance with the current New Jersey State Department of Transportation standard specifications.

Street intersections.

(1)

The intersections of two streets shall be as nearly at right angles as is possible, and in no case shall be less than 60°. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 35 feet. On major and minor arterials and major collectors, the curb radius shall be not less than 50 feet.

(2)

Any collector street shall approach the intersection with another collector street or an arterial street along a straight line course within 100 feet of the intersection.

(3)

Sight triangles.

(a)

At all street corners, the areas bounded by the right-of-way lines and a straight line connecting sight points on street center lines which are the following distances from the intersection of the center lines shall be dedicated as sight triangles:

[1]

Where a local street intersects a local street: 90 feet.

[2]

Where a local street intersects a major collector street: 90 feet on the minor and 200 feet on the major collector.

[3]

Where a local street or a minor or major collector street intersects an arterial street: 90 feet back on the minor or collector streets and 300 feet back on the arterial streets.

(b)

No fences or any other obstruction nor any planting exceeding 24 inches in height as measured above the elevation of the center line of the road shall be placed in any such sight triangle.

(c)

The vegetation in any sight triangle easement dedicated to a governmental agency shall have a mature, unmaintained height of 30 inches or less.

(4)

Unless necessary to provide access to a lot in separate ownership existing before the effective date of this chapter, no driveway access to property or additional street intersection shall be permitted within acceleration or deceleration lanes or within any required sight triangles.

(5)

In accordance with the Master Plan, the Board may require street widening or other street improvements on arterials and major collectors. Acceleration and deceleration lanes shall be required to assure safe ingress and egress in accordance with the following standards:

	Acceleration Lanes			Deceleration Lanes
Legal Speed Limit (mph)	Full Length (feet)	Plus	Length of Taper (feet)	Full Length (feet)	Plus	Length of Taper (feet)
25	100		50	150		50
35	200		75	200		75
40	300		75	200		75
50	300		75	200		75

Street signs. Street identification signs shall be four-way signs with reflecting white letters spelling the full name of each street on a contrasting green background in accordance with Township standards. The location of the street signs shall be determined by the Board, but there shall be at least one street sign furnished at each intersection. All signs shall be installed free of existing and future visual obstruction by street trees an other visual barriers.

§ 150-46 Sidewalks.

Except as specified in § 150-41, sidewalks shall be required on both sides of all streets classified as minor arterial and collector streets or as stipulated in the adopted Master Plan or Official Map of the Township or as further required by the Board.

Sidewalks shall be at least four feet wide and located as approved by the Board. Sidewalks shall be at least Class C concrete, 4,500 pounds per square inch air-entrained, six inches thick at driveways with wire reinforcement or eight inches thick without such reinforcement. Other materials, such as brick pavers, may be considered by the Board upon submission of complete design details.

Sidewalks and driveways shall have asphalt felt expansion joints every 16 feet with tooled false joints every four feet. All sidewalks shall be floated, tooled and soft broom brushed.

Sidewalks shall be installed on an approved, compacted subgrade. Where directed, a minimum of four inches of NJDOT Type I-5 quarry process stone shall be installed as the subgrade.

Curb ramps for the physically handicapped shall be provided at all street intersections and shall be constructed in compliance with standards of the New Jersey Department of Transportation and the United States Americans with Disabilities Act (ADA).

§ 150-47 Curbing.

Except as specified in § 150-41, concrete curbs shall be installed on both sides of every street within a subdivision and at intersections with existing Township, County or State roads. Quarried stone curbs may be installed in the Cranbury Village Historic District.

If made of concrete, the curbing shall meet the following specifications:

(1)

The concrete to be used for curb shall be Class B air-entrained concrete of 4,500 pounds per square inch as specified in the New Jersey Department of Transportation Standard Specifications.

(2)

Asphalt felt expansion joints shall be provided at intervals of 20 feet.

(3)

Openings for driveway access shall be of such width as shall be determined by the Board. The curb at such driveway openings shall be depressed to the extent that 1 1/2 inches shall extend above the finished pavement.

(4)

Concrete curbs for local streets shall be eight inches wide at their base and not less than six inches wide at their top. Their height shall not be less than 18 inches, and they shall be so constructed as to show a vertical face above the roadway pavement of six inches.

(5)

Concrete curbs for Township collector and arterial streets shall be 10 inches wide at their base and not less than eight inches wide at their top. Their height shall not be less than 20 inches, and they shall be so constructed as to show a vertical face above the roadway pavement of six inches.

(6)

The rear top corner of all curbs shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.

If made of quarried stone, the construction shall be in accordance with Township standards. Stones used for local roads shall not be less than 10 inches in height and shall be constructed to show a vertical face above the roadway pavement of six inches. Stones used for Township collector and arterial streets shall not be less than 12 inches in height and shall be constructed to show a vertical face above the roadway pavement of eight inches.

All curbs shall be installed on an approved, compacted subgrade. Where directed, a minimum of four inches of NJDOT Type I-5 quarry stone shall be installed as the subgrade.

§ 150-48 Lighting.

[Amended 11-27-2000 by Ord. No. O-10-00-33]

With every application for approval of a site plan, the applicant shall include a proposed exterior lighting plan showing the type, location, intensity (in footcandles) at ground level, effective radius and the manufacturer's specifications for all light sources. The following design standards shall be followed:

(1)

Streets, parking areas, intersections, points where various types of circulation systems merge, intersect or split, stairways, sidewalks, pedestrian pathways, sloping or rising paths and building entrances and exits require illumination.

(2)

Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles. The height of such lights shall not exceed 25 feet in nonresidential areas and 18 feet in residential areas. Where appropriate, pathways, sidewalks and trails shall be lighted with bollard lights.

(3)

The style of the light and light standard shall be compatible with the architectural style of the principal building.

(4)

All lights shall be shielded so as to restrict the maximum apex angle of the cone of illumination to 150° or to such lesser angle as shall be required to shield the lights from the view of any adjacent residential properties. Spotlight-type fixtures attached to buildings are prohibited.

(5)

When lights are provided, the intensity shall comply with the following standards:

(a)

Parking lots: a minimum of 0.2 footcandle and a maximum average of 1.0 footcandle.

(b)

Intersections: a minimum of 1.0 footcandle and maximum average of 3.0 footcandles.

(c)

At property lines: a maximum of 0.2 footcandle.

(d)

In residential areas: a maximum average of 0.5 footcandle.

(6)

Service area lighting shall be contained within the service yard's boundaries and enclosure walls. No light spillover shall occur outside the service area.

(7)

For all residential zones, lighting shall only be provided where site specific safety conditions warrant. Where streetlighting is provided, its location shall be subject to the review of the Board.

(8)

All lights shall direct light downward and the light source shall not be visible beyond the property boundary.

(9)

Concrete foundation bases shall not exceed six inches above the surrounding grade.

Streetlighting of a type supplied by the Public Service Electric and Gas Company and of a type and number approved by the Township Engineer shall be provided for all street intersections and along all arterial and collector streets and anywhere else required by the Board. Wherever this chapter requires the underground installation of electric utilities for residential areas, the applicant shall provide for the installation of underground service for streetlighting.

§ 150-49 Performance standards.

As part of site plan review and approval for any nonresidential use, the applicant shall submit evidence to the Board showing compliance with applicable standards and approval procedures of all authorized governmental agencies regarding any environmental impact elements, including, but not limited to, airborne emissions, noise, glare and heat.

§ 150-50 Storage and disposal of waste.

Outdoor refuse and recycling containers shall be visually screened within a durable enclosure, six feet or higher, so as not to be visible from adjacent lots or sites, neighboring properties or streets.

No refuse and recycling storage areas shall be permitted between a street and the front of a building and shall conform to all yard requirements imposed by the Land Development Ordinance of Cranbury Township upon the principal buildings in the zone.

No refuse and recycling storage area shall be located so as to prevent natural runoff from such areas or impair the existing water quality of any stream, watercourse or aquifer.

All materials 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 sealed and covered containers which are adequate to eliminate such hazards.

Refuse and recycling collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.

Refuse and recycling collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.

Refuse and recycling collection areas shall be located to provide clear and convenient access to refuse collection vehicles.

The refuse and recycling collection area shall have a 4,500 pounds per square inch, air entrained concrete base slab with a six-inch by six-inch 10 gauge welded wire fabric reinforcement.

§ 150-51 Monuments.

Monuments shall be installed in compliance with the requirements of N.J.S.A. 46:23-9.11q (the Map Filing Law). Monuments may be required in critical areas and conservation easements at the discretion of the Board.

§ 150-52 Public utilities.

The design and location of all utilities shall be in accordance with all applicable standards of the Township and the public utility having jurisdiction.

All public services shall be connected to an approved public utilities system, where one exists.

For all major subdivisions, the applicant 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 a part of its tariff as the same are then on file with the State of New Jersey Board of Regulatory Commissioners. The applicant shall provide the municipality with three copies of a final plat showing the installed location of these utilities.

For minor subdivisions, service connections shall be made underground where the supply lines that serve the lands being subdivided are underground.

For major and minor subdivisions, the applicant 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 those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground.

In the case of existing overhead utilities, shall a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.

In large-scale development, utilities shall be placed underground. Easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet wide and located in consultation with the companies or municipal departments concerned and, to the fullest extent possible, shall be centered on and be located adjacent to rear or side lot lines. When multiple utilities are located within an easement, additional easement width shall be required.

§ 150-53 Water supply.

[Amended 12-28-1998 by Ord. No. O-11-98-25]

Where public water is accessible, the applicant shall construct water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or development. The entire system shall be designed in accordance with the requirements and standards of the Elizabethtown Water Company and the New Jersey Department of Environmental Protection and shall be subject to its approval. The system shall also be designed with adequate capacity and sustained pressure.

Where no public water is accessible, water shall be furnished by the applicant on an individual-lot basis. If wells are installed on each lot and the lot also contains its own sewage disposal facilities, the wells shall be of the drilled type, with a minimum of 50 feet of casing. Well installation, sealing and testing shall be in accordance with the New Jersey standards for construction of water supply systems in realty improvements (Chapter 199 of the Public Laws of 1954, as amended[1]) and regulations of the Township Board of Health.

[1]

Editor's Note: See N.J.S.A. 58:11-23 et seq.

Where public water is accessible, fire hydrants shall be located no more than 75 feet from the Fire Company connection on all buildings and fire pump houses.

Hydrants shall be located not more than 1,000 feet apart and not more than 200 feet from any commercial or industrial building. The location of all fire hydrants shall be shown on the site plan and submitted to the Fire Company as part of site plan review.

§ 150-54 Sanitary sewers and septic systems.

Where required and where a public treatment and collection system is accessible, the applicant shall construct facilities in such a manner as to make adequate sewage collection available to each lot and structure within the development in accordance with the requirements and standards of the Middlesex County Utilities Authority and the New Jersey Department of Environmental Protection (N.J.A.C. 7:14A-23.1 et seq.)

Any private treatment plant and collection system or individual on-site septic systems shall be designed in accordance with the more restrictive of the requirements of the State Department of Environmental Protection and Energy or the Township and shall be subject to approval by the Township Department of Health.

§ 150-55 Screening of exterior mechanical equipment.

Electrical and mechanical equipment shall be located within the interior of a building wherever possible. When an interior location is not practical, such equipment shall be placed in a location where it can be substantially screened from public view. Roof mounted equipment shall be located so as to not be visible from the public road and shall be hidden with parapets or screens.

Process equipment such as stacks, hoppers, bins, storage vessels, blowers, compressors, piping, ducting, conveyors and the like shall be located and screened so as to minimize the visual impact on adjacent properties.

Satellite dishes and other ground level utilities shall be screened so as to be unobtrusive when viewed from the public rights-of-way and adjacent uses.

§ 150-56 Landscaping.

[Amended 11-27-2000 by Ord. No. O-10-00-33]

Purpose. It is the objective of this chapter to require extensive landscaping as part of any development. Landscaping improves the livability of residential neighborhoods, enhances the appearance and customer attraction of commercial and industrial areas, improves the compatibility of adjacent uses, screens undesirable views and can reduce air and noise pollution. It is also the objective of this chapter to require applicants to expend a maximum effort to retain the existing natural features, including trees and plants on any site proposed for development.

Landscape plan. Every application for approval of a site plan or subdivision shall include a comprehensive and detailed landscape plan. Said plan shall identify, locate and provide planting details for all proposed trees, shrubs, bushes, plant material and ground cover, all existing plant materials proposed to be retained and all ground cover and natural features. For all existing natural growth proposed to be retained, the plan shall state the method(s) proposed to be used for its protection during and after construction (e.g., fences, tree wells, curbing or similar devices).

General standards. The landscape plan shall conform to the following requirements, as applicable:

(1)

Existing mature trees, hedgerows, tree lines, stone rows, woodlands, and existing vegetation shall be preserved and included as a design element in the landscaping plan for all development. Building placement shall preserve existing vegetation and the character of the site. Existing vegetated areas and natural resources of great importance and significant value (i.e., riparian corridors, floodplains, wellhead recharge areas, old-growth woodlands, etc.) shall be preserved within conservation easements and/or deed restrictions.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(2)

A minimum of 10 trees shall be planted for each acre of the tract not occupied by buildings or impervious coverage. The Board may waive or reduce this requirement when this standard is generally met by existing tree growth or the open space is proposed for agricultural purposes.

(3)

At planting, shade trees shall have a minimum caliper of three inches and evergreen trees shall be at least five feet high. Shrubs shall be at least two feet in height or breadth at planting. All trees shall be balled and burlaped.

(4)

Trees with calipers over eight inches in diameter shall be preserved, whenever possible. Grading, filling or impervious coverage must not intrude on the "drip line" of trees which are to be preserved.

(5)

Existing trees or landscaping located within 20 feet of any street or lot line or zone boundary shall be maintained unless shown to be removed as part of an approved site plan. The existing grade within that space shall not be disturbed without such approval.

(6)

Landscaping shall be provided in public areas, recreation sites and adjacent to buildings.

(7)

The landscaping plain shall provide for a variety and mixture of plant materials, taking into consideration their susceptibility to disease; colors by season; textures; shapes; blossoms; and foliage. Native species, as illustrated in the attached list, and not manicured turf shall be included in the design for the revegetation of a developed site.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(8)

The choice of landscaping shall be appropriate to local soil conditions and availability of water.

(9)

Low-maintenance, dense, ground cover and flat ground slope shall be used to prevent erosion and to provide a vegetative filter, in accordance with the standards of the New Jersey Stormwater Best Management Practices Manual.

[Amended 6-23-2008 by Ord. No. 04-08-09]

(10)

The impact of any proposed landscaping plan at various time intervals shall be considered. Shrubs may grow and eventually block sight distances and foundation plants may block buildings.

(11)

It is preferable to have fewer larger specimens than more smaller ones.

(12)

All landscaping shall be consistent with the natural surroundings and shall be properly maintained throughout the life of any use on said lot.

(13)

(Reserved)[1]

[1]

Editor's Note: Former Subsection C(13), regarding buildings or parking areas near streams or floodways, was repealed 6-22-2015 by Ord. No. 05-15-09. See now § 150-39.1, Riparian zones.

(14)

Irrigation systems for landscaped and lawn areas shall be designed in zones with timer controls to minimize water usage. Irrigation systems shall be provided with a precipitation detection timer bypass.

(15)

Sheet plastic and other impervious materials shall not be used in any landscape area. Weed retardant mulch, porous non-woven synthetic landscape fabric or other materials shall be used.

(16)

The Planning Board may require that the applicant submit prospective views of landscape treatment, for different time intervals, particularly in critical areas such as loading and unloading areas, to determine their effectiveness in buffering and shielding these areas.

Recommended plantings.

[Amended 3-14-2011 by Ord. No. 02-11-05]

(1)

Ornamental trees: Those trees set forth in the list on file with the Township Clerk’s office known as Exhibit A to § 150-56 which are incorporated by reference herein.

(2)

Shrubs: Those shrubs set forth in the list on file with the Township Clerk’s office known as Exhibit B to § 150-56 which are incorporated by reference herein.

(3)

Plantings in wooded settings: Those plantings set forth in the list on file with the Township Clerk’s office known as Exhibit C to § 150-56 which are incorporated by reference herein.

(4)

Plantings in and around detention basins: Those plantings set forth in the list on file with the Township Clerk’s office known as Exhibit D to § 150-56 which are incorporated by reference herein.

(5)

Plantings in large open areas: Those plantings set forth on the list on file with the Township Clerk’s office known as Exhibit E to § 150-56 which are incorporated by reference herein.

Shade trees.

(1)

Recommended trees: Those trees set forth on the list on file with the Township Clerk’s office known as Exhibit F to § 150-56 which are incorporated by reference herein.

[Amended 3-14-2011 by Ord. No. 02-11-05]

(2)

Planting. Shade trees shall be planted along all public rights-of-way and shall be spaced as follows. Trees on opposite sides of the street shall be staggered:

(a)

Large trees (40 feet high or more at maturity): every 60 feet.

(b)

Medium-sized trees (less than 30 to 40 feet high at maturity): every 50 feet.

(3)

Each tree shall have a minimum caliper of three inches.

(4)

Street trees shall not be closer than 15 feet to any existing or proposed streetlight or street intersection.

(5)

All trees shall be nursery-grown stock and shall have a root ball wrapped in burlap, with a replacement guaranty by the developer of two years.

Landscaping for nonresidential uses.

(1)

Purpose. Landscaping is required in nonresidential areas where the proper placement of trees and shrubs can soften the appearance of large buildings and reinforce the berms that screen parking lots, buildings and structures, loading areas, utility and telecommunications equipment and storage areas.

(2)

In addition to the general standards established in §§ 150-56C and 150-57, all nonresidential uses shall meet the following requirements:

(a)

The entire lot, except for areas covered by buildings, parking, recreation or service areas, shall be seeded, sodded or planted with ground cover and suitably landscaped in accordance with an overall landscape plan.

(b)

Landscaping shall be used to accent and complement buildings. For example, groupings of tall trees to break up long, low buildings and lower plantings for tall buildings.

(c)

Vines and climbing plants shall be considered for large expanses of wall.

(d)

Massing trees shall be planted at critical points rather than in a straight line along buildings.

(e)

Entrances to lots shall be given special landscaping treatment.

(f)

All landscaping in parking areas shall be carefully located so as not to obstruct vision. A variety of different types of trees shall be grouped to break up the mass of cars and as required in § 150-43B.

§ 150-57 Screening and buffers.

[Amended 11-27-2000 by Ord. No. O-10-00-33]

Purpose. The purpose of buffers and screening is to provide open spaces, landscaped areas, fences, walls, berms or any combination thereof to physically separate or screen buildings, structures, parking areas and truck loading and unloading areas from public view and to separate or shield one use or property from another so as to visually separate such uses, shield one from another, block noise, lights or other nuisances and reduce adverse impacts.

General application. Screening and buffers shall be required when topographical and natural features and/or existing landscaping does not provide reasonable screening to achieve the purposes set forth in § 150-57A, or when the Board determines that there is a need to shield buildings, structures, parking areas and truck loading and unloading areas from public view, and separate adjacent properties to minimize adverse impacts such as incompatible land uses, noise, glare and traffic and to provide privacy and protection. When building design and siting do not provide privacy and shielding, the Board may require additional landscaping, fences, berms, walls or similar devices to ensure privacy and provide shielding.

General requirements.

(1)

All buffers and screens shall be shown on the landscape plan.

(2)

Visual screens provided through landscaping shall be designed in such a manner as to provide a solid barrier on a year-round basis around the view of the area to be screened.

(3)

Existing vegetation within the buffer shall be preserved, where possible, and supplemented with plantings and other buffer devices to provide complete screening of residences.

(4)

Buffer dimensions shall be measured from property lines and street right-of-way.

(5)

Within any buffer area, utilities and streets may be permitted to cross at right angles to the buffer.

(6)

No buildings, structures, storage of materials or parking shall be permitted within the buffer area.

(7)

All plantings shall be installed according to accepted horticultural standards.

Materials and planting details. Buffers and screening may consist of open space areas, landscaping, plantings, plant clusters, deciduous and evergreen trees, evergreens, fencing, walls, berms, boulders, mounds, or any combination thereof to achieve the stated objectives and as approved by the Board. Examples of typical screen planting details are shown in Figure 26A following § 150-41I, Industrial Design Standards.

(1)

Plant clusters. Plant clusters used as part of a buffer or screen must be designed as follows:

(a)

Plant clusters shall consist of masses and groupings of shade, ornamental and evergreen trees, shrubs and/or berms designed in a free form manner to provide contrast and create a more natural effect. No less than 75% of the plants shall be evergreen.

(b)

Buffer plantings shall include a variety of local species and have low maintenance requirements.

(c)

The buffer shall be continuously planted with masses and groupings of evergreen, shade and ornamental trees and shrubs. The following quantities shall be provided:

	Shade trees	25/1,000 linear feet
	Evergreen trees	80/1,000 linear feet
	Ornamental trees	10/1,000 linear feet
	Shrubs	150/1,000 linear feet

(d)

Plants shall be provided in a mix of sizes with shade trees averaging two-inch to two-and-one-half inch caliper, evergreen trees six inches in height, and shrubs 18 inches in height. A mixture of large and smaller sizes shall be provided.

(e)

Landscape buffers, when used for screening and/or located at critical areas, such as truck loading and unloading bays, shall consist of double rows of staggered evergreen trees planted eight feet apart, with deciduous facing plants (i.e., lower plants in front of but not mixed with evergreens).

(2)

Berms. Berms used as part of a buffer or screen shall be designed as follows:

(a)

Vertically and horizontally meandering berms shall be used to achieve a natural rolling parklike landscape. Berms shall be two feet to eight feet in height, averaging five feet. The width shall vary with side slopes of 1:5 to 1:3 without adversely affecting natural drainage.

(b)

Berms shall be overlapping where drainage swales are required to pass through them. The final design must be reflected upon the drainage plan.

(c)

Irrigation systems shall be installed on all berms.

Reverse frontage buffers.

(1)

Reverse frontage buffers shall be required where residential units and/or lots back onto any street.

(2)

The buffer shall be situated adjacent to the right-of-way line.

(3)

The buffer shall be not less than 25 feet in width. For lots backing up on arterial streets or highways, the buffer shall not be less than 50 feet.

(4)

The buffer area shall be used for no purpose other than landscaping, underground utilities or for any required sidewalk.

(5)

Sidewalks, if required, shall be designed in a meandering pattern to preserve existing trees. Such sidewalks shall not exceed a maximum pitch of one inch to 12 inches (vertical rise or change in grade to horizontal run or distance).

(6)

Street trees shall be planted as required in § 150-56F.

§ 150-58 Conservation easements.

[Added 9-25-2000 by Ord. No. O-08-00-24]

The purpose of these regulations is to preserve conservation easement areas in their original natural state to the extent possible. In conservation easement areas no trees, shrubs or other vegetation shall be removed, destroyed or altered except as permitted by these regulations. The original contours shall be maintained and no topsoil, sand, gravel, minerals or fill shall be excavated or added except as may be permitted by these regulations. If additional plantings or vegetation are proposed, they shall be consistent with the indigenous plant life. No buildings, structures or storage of materials shall be permitted. All conservation easement areas shall be governed by the following regulations:

Minor maintenance, including removal of dead or diseased plants, thinning of undergrowth which does not reduce buffering or shielding and removal of noxious plants such as poison ivy shall be permitted only if performed with the use of hand tools. For purposes of this section, hand tools shall not include electric, motor or engine powered tools. Removal of diseased or damaged trees shall not be considered minor maintenance.

The Township Engineer shall be notified of any planned activity in a conservation easement area that is not minor maintenance. The Township Engineer shall determine if the proposed activity falls within the purpose of these regulations and if it does, the activity may proceed. Where appropriate, the Township Engineer may request a site plan or sketch showing what is proposed.

In determining whether the activity falls within the purpose of these regulations, the Township Engineer may request the person(s) proposing to undertake the activity to notify adjacent property owners with a brief description of the proposed activity and the name and phone number of the Township Engineer if they desire to offer any comments.

In granting approval for the planned activity to proceed, the Township Engineer may impose reasonable conditions, such as alternate vegetation, changes in the location and spacing of vegetation and starting and completion dates.

If the planned activity is permitted, the Township Engineer shall notify the approval agency and indicate what has been approved. The notification shall become part of the file of the subdivision or site plan and may include any site plans or sketches.

If the conservation area where the activity is proposed is owned by a homeowners association (HOA), permission to proceed with the proposed activity shall be first granted by the HOA before the Township Engineer takes action.

In the event the person desiring to undertake work in the conservation easement area (applicant) is denied permission to do so, or objects to the conditions imposed by the Township Engineer, the applicant may request a formal review of the proposed action by the Planning Board in accordance with the Land Development Chapter's provisions for minor subdivision or site plan review.

On the Township Engineer's sole discretion, the Township Engineer may refer the request for activity in a conservation easement area to the Planning Board for their formal review. If a neighbor objects to the proposed activity in the conservation easement area and so informs the Township Engineer, the Township Engineer shall refer the matter to the Planning Board for formal review.

§ 150-59 (Reserved)

§ 150-60 (Reserved)

§ 150-61 Stormwater management.

[Amended 12-28-1998 by Ord. No. O-11-98-25; 11-27-2000 by Ord. No. O-10-00-33; 8-30-2004 by Ord. No. 07-04-17; 5-22-2006 by Ord. No. 04-06-09; 12-14-2020 by Ord. No. 11-20-12]

Scope and purpose.

(1)

Policy statement. Flood control, groundwater recharge, and pollutant reduction shall be achieved through the use of stormwater management measures, including green infrastructure best management practices (GI BMPs) and nonstructural stormwater management strategies. GI BMPs and low-impact development (LID) should be utilized to meet the goal of maintaining natural hydrology to reduce stormwater runoff volume, reduce erosion, encourage infiltration and groundwater recharge, and reduce pollution. GI BMPs and LID should be developed based upon physical site conditions and the origin, nature and the anticipated quantity, or amount, of potential pollutants. Multiple stormwater management BMPs may be necessary to achieve the established performance standards for water quality, quantity, and groundwater recharge.

(2)

Purpose. The purpose of this section is to establish minimum stormwater management requirements and controls for "major development," as defined below in Subsection B.

(3)

Applicability.

(a)

This section shall be applicable to the following major developments:

[1]

Nonresidential major developments; and

[2]

Aspects of residential major developments that are not preempted by the residential site improvement standards at N.J.A.C. 5:21.

(b)

This section shall also be applicable to all major developments undertaken by the Township of Cranbury.

(4)

Compatibility with other permit and ordinance requirements.

(a)

Development approvals issued pursuant to this section are to be considered an integral part of development approvals and do not relieve the applicant of the responsibility to secure required permits or approvals for activities regulated by any other applicable code, rule, act, or ordinance. In their interpretation and application, the provisions of this section shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare.

(b)

This section is not intended to interfere with, abrogate, or annul any other ordinances, rule or regulation, statute, or other provision of law except that, where any provision of this section imposes restrictions different from those imposed by any other ordinance, rule or regulation, or other provision of law, the more restrictive provisions or higher standards shall control.

Definitions. For the purpose of this section, the following terms, phrases, words and their derivations shall have the meanings stated herein unless their use in the text of this chapter clearly demonstrates a different meaning. When not inconsistent with the context, words used in the present tense include the future, words used in the plural number include the singular number, and words used in the singular number include the plural number. The word "shall" is always mandatory and not merely directory. The definitions below are the same as or based on the corresponding definitions in the stormwater management rules at N.J.A.C. 7:8-1.2.

COMMUNITY BASIN

An infiltration system, sand filter designed to infiltrate, standard constructed wetland, or wet pond, established in accordance with N.J.A.C. 7:8-4.2(c)14, that is designed and constructed in accordance with the New Jersey Stormwater Best Management Practices Manual, or an alternate design, approved in accordance with N.J.A.C. 7:8-5.2(g), for an infiltration system, sand filter designed to infiltrate, standard constructed wetland, or wet pond and that complies with the requirements of this chapter.

COMPACTION

The increase in soil bulk density.

CONTRIBUTORY DRAINAGE AREA

The area from which stormwater runoff drains to a stormwater management measure, not including the area of the stormwater management measure itself.

CORE

A pedestrian-oriented area of commercial and civic uses serving the surrounding municipality, generally including housing and access to public transportation.

COUNTY REVIEW AGENCY

An agency designated by the Board of County Commissioners to review municipal stormwater management plans and implementing ordinance(s). The county review agency may either be:

[Amended 7-12-2021 by Ord. No. 06-21-09]

(1)

A county planning agency; or

(2)

A county water resource association created under N.J.S.A. 58:16A-55.5, if the ordinance or resolution delegates authority to approve, conditionally approve, or disapprove municipal stormwater management plans and implementing ordinances.

DEPARTMENT

The Department of Environmental Protection.

DESIGN ENGINEER

A person professionally qualified and duly licensed in New Jersey to perform engineering services that may include, but not necessarily be limited to, development of project requirements, creation and development of project design and preparation of drawings and specifications.

DESIGNATED CENTER

A state development and redevelopment plan center as designated by the State Planning Commission such as urban, regional, town, village, or hamlet.

DEVELOPMENT

(1)

The division of a parcel of land into two or more parcels, the construction, reconstruction, conversion, structural alteration, relocation or enlargement of any building or structure, any mining excavation or landfill, and any use or change in the use of any building or other structure, or land or extension of use of land, for which permission is required under the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq.

(2)

In the case of development of agricultural land, development means any activity that requires a state permit, any activity reviewed by the County Agricultural Board (CAB) and the State Agricultural Development Committee (SADC), and municipal review of any activity not exempted by the Right to Farm Act, N.J.S.A. 4:1C-1 et seq.

DISTURBANCE

The placement or reconstruction of impervious surface or motor vehicle surface, or exposure and/or movement of soil or bedrock or clearing, cutting, or removing of vegetation. Milling and repaving is not considered disturbance for the purposes of this definition.

DRAINAGE AREA

A geographic area within which stormwater, sediments, or dissolved materials drain to a particular receiving water body or to a particular point along a receiving water body.

EMPOWERMENT NEIGHBORHOODS

Neighborhoods designated by the Urban Coordinating Council in consultation and conjunction with the New Jersey Redevelopment Authority pursuant to N.J.S.A. 55:19-69.

ENVIRONMENTALLY CONSTRAINED AREA

The following areas where the physical alteration of the land is in some way restricted, either through regulation, easement, deed restriction or ownership such as wetlands, floodplains, threatened and endangered species sites or designated habitats, and parks and preserves. Habitats of endangered or threatened species are identified using the Department's landscape project as approved by the Department's Endangered and Nongame Species Program.

ENVIRONMENTALLY CRITICAL AREA

An area or feature which is of significant environmental value, including but not limited to, stream corridors, natural heritage priority sites, habitats of endangered or threatened species, large areas of contiguous open space or upland forest, steep slopes, and wellhead protection and groundwater recharge areas. Habitats of endangered or threatened species are identified using the Department's landscape project as approved by the Department's Endangered and Nongame Species Program.

EROSION

The detachment and movement of soil or rock fragments by water, wind, ice, or gravity.

GREEN INFRASTRUCTURE

A stormwater management measure that manages stormwater close to its source by:

(1)

Treating stormwater runoff through infiltration into subsoil;

(2)

Treating stormwater runoff through filtration by vegetation or soil; or

(3)

Storing stormwater runoff for reuse.

HUC 14 or HYDROLOGIC UNIT CODE 14

An area within which water drains to a particular receiving surface water body, also known as a subwatershed, which is identified by a fourteen-digit hydrologic unit boundary designation, delineated within New Jersey by the United States Geological Survey.

IMPERVIOUS SURFACE

A surface that has been covered with a layer of material so that it is highly resistant to infiltration by water. Impervious surfaces include, but are not limited to, roofs, asphalt, concrete, compacted gravel and stone, sidewalks, porous asphalt or concrete, decks and patios.

INFILTRATION

The process by which water seeps into the soil from precipitation.

LEAD PLANNING AGENCY

One or more public entities having stormwater management planning authority designated by the regional stormwater management planning committee pursuant to N.J.A.C. 7:8-3.2, that serves as the primary representative of the committee.

MAJOR DEVELOPMENT

(1)

An individual development, as well as multiple developments that individually or collectively result in:

(a)

The disturbance of one or more acres of land since February 2, 2004;

(b)

The creation of 1/4 acre or more of regulated impervious surface since February 2, 2004;

(c)

The creation of 1/4 acre or more of regulated motor vehicle surface since March 2, 2021 (or the effective date of this section, whichever is earlier); or

(d)

A combination of Subsection (1)(b) and (c) above that totals an area of 1/4 acre or more. The same surface shall not be counted twice when determining if the combination area equals 1/4 acre or more.

(2)

Major development includes all developments and redevelopments that are part of a common plan of development or sale (for example, phased residential development) that collectively or individually meet any one or more of Subsection (1)(a), (b), (c) or (d) above. Projects undertaken by any government agency that otherwise meet the definition of "major development" but which do not require approval under the Municipal Land Use Law, N.J.S.A. 40:55D-1 et seq., are also considered major development.

MOTOR VEHICLE

Land vehicles propelled other than by muscular power, such as automobiles, motorcycles, autocycles, and low-speed vehicles. For the purposes of this definition, motor vehicle does not include farm equipment, snowmobiles, all-terrain vehicles, motorized wheelchairs, go-carts, gas buggies, golf carts, ski-slope grooming machines, or vehicles that run only on rails or tracks.

MOTOR VEHICLE SURFACE

Any pervious or impervious surface that is intended to be used by motor vehicles and/or aircraft, and is directly exposed to precipitation, including, but not limited to, driveways, parking areas, parking garages, roads, racetracks, and runways.

MUNICIPALITY

Any city, borough, town, township, or village.

NEW JERSEY STORMWATER BEST MANAGEMENT PRACTICES (BMP) MANUAL or BMP MANUAL

The manual maintained by the Department providing, in part, design specifications, removal rates, calculation methods, and soil-testing procedures approved by the Department as being capable of contributing to the achievement of the stormwater management standards specified in this chapter. The BMP Manual is periodically amended by the Department as necessary to provide design specifications on additional best management practices and new information on already-included practices reflecting the best available current information regarding the particular practice and the Department's determination as to the ability of that best management practice to contribute to compliance with the standards contained in this chapter. Alternative stormwater management measures, removal rates, or calculation methods may be utilized, subject to any limitations specified in this chapter, provided the design engineer demonstrates to the municipality, in accordance with Subsection D(7) of this section and N.J.A.C. 7:8-5.2(g), that the proposed measure and its design will contribute to achievement of the design and performance standards established by this chapter.

NODE

An area designated by the State Planning Commission concentrating facilities and activities which are not organized in a compact form.

NUTRIENT

A chemical element or compound, such as nitrogen or phosphorus, which is essential to and promotes the development of organisms.

PERSON

Any individual, corporation, company, partnership, firm, association, political subdivision of this state and any state, interstate or federal agency.

POLLUTANT

Any dredged spoil, solid waste, incinerator residue, filter backwash, sewage, garbage, refuse, oil, grease, sewage sludge, munitions, chemical wastes, biological materials, medical wastes, radioactive substance [except those regulated under the Atomic Energy Act of 1954, as amended (42 U.S.C. § 2011 et seq.)], thermal waste, wrecked or discarded equipment, rock, sand, cellar dirt, industrial, municipal, agricultural, and construction waste or runoff, or other residue discharged directly or indirectly to the land, groundwaters or surface waters of the state, or to a domestic treatment works. Pollutant includes both hazardous and nonhazardous pollutants.

RECHARGE

The amount of water from precipitation that infiltrates into the ground and is not evapotranspired.

REDEVELOPMENT

(1)

An activity that results in the creation, addition, or replacement of impervious surface area on an already developed site. Redevelopment includes, but is not limited to, the expansion of a building footprint; addition or replacement of a structure or a portion of a structure regardless of footprint; and replacement of impervious surface area that is not part of a routine maintenance activity.

(2)

All new impervious cover, whether created by adding to or replacing impervious cover that was in existence before the development occurs, shall be considered in calculating the requirements for stormwater management. However, any such new impervious cover that will drain into an existing stormwater best management practice that is to remain after the redevelopment and that meets current stormwater management requirements shall be deducted from the total amount of impervious surface that must be treated by new stormwater best management practices. In the case of a redevelopment project, the predeveloped land cover shall be considered to be wooded in good condition.

REGULATED IMPERVIOUS SURFACE

Any of the following, alone or in combination:

(1)

A net increase of impervious surface;

(2)

The total area of impervious surface collected by a new stormwater conveyance system (for the purpose of this definition, a "new stormwater conveyance system" is a stormwater conveyance system that is constructed where one did not exist immediately prior to its construction or an existing system for which a new discharge location is created);

(3)

The total area of impervious surface proposed to be newly collected by an existing stormwater conveyance system; and/or

(4)

The total area of impervious surface collected by an existing stormwater conveyance system where the capacity of that conveyance system is increased.

REGULATED MOTOR VEHICLE SURFACE

Any of the following, alone or in combination:

(1)

The total area of motor vehicle surface that is currently receiving water;

(2)

A net increase in motor vehicle surface; and/or

(3)

Quality treatment either by vegetation or soil, by an existing stormwater management measure, or by treatment at a wastewater treatment plant, where the water quality treatment will be modified or removed.

SEDIMENT

Solid material, mineral or organic, that is in suspension, is being transported, or has been moved from its site of origin by air, water or gravity as a product of erosion.

SITE

The lot or lots upon which a major development is to occur or has occurred.

SOIL

All unconsolidated mineral and organic material of any origin.

STATE PLAN POLICY MAP

The geographic application of the state development and redevelopment plan's goals and statewide policies, and the official map of these goals and policies.

STORMWATER

Water resulting from precipitation (including rain and snow) that runs off the land's surface, is transmitted to the subsurface, or is captured by separate storm sewers or other sewage or drainage facilities, or conveyed by snow-removal equipment.

STORMWATER MANAGEMENT BMP

An excavation or embankment and related areas designed to retain stormwater runoff. A stormwater management BMP may either be normally dry (that is, a detention basin or infiltration system), retain water in a permanent pool (a retention basin), or be planted mainly with wetland vegetation (most constructed stormwater wetlands).

STORMWATER MANAGEMENT MEASURE

Any practice, technology, process, program, or other method intended to control or reduce stormwater runoff and associated pollutants, or to induce or control the infiltration or groundwater recharge of stormwater or to eliminate illicit or illegal nonstormwater discharges into stormwater conveyances.

STORMWATER MANAGEMENT PLANNING AGENCY

A public body authorized by legislation to prepare stormwater management plans.

STORMWATER MANAGEMENT PLANNING AREA

The geographic area for which a stormwater management planning agency is authorized to prepare stormwater management plans, or a specific portion of that area identified in a stormwater management plan prepared by that agency.

STORMWATER RUNOFF

Water flow on the surface of the ground or in storm sewers, resulting from precipitation.

WATER-CONTROL STRUCTURE

A structure within, or adjacent to, a water, which intentionally or coincidentally alters the hydraulic capacity, the flood elevation resulting from the two-, ten-, or 100-year storm, flood hazard area limit, and/or floodway limit of the water. Examples of a water-control structure may include a bridge, culvert, dam, embankment, ford (if above grade), retaining wall, and weir.

WATERS OF THE STATE

The ocean and its estuaries, all springs, streams, wetlands, and bodies of surface water or groundwater, whether natural or artificial, within the boundaries of the State of New Jersey or subject to its jurisdiction.

WETLANDS or WETLAND

An area that is inundated or saturated by surface water or ground water at a frequency and duration sufficient to support, and that under normal circumstances does support, a prevalence of vegetation typically adapted for life in saturated soil conditions, commonly known as "hydrophytic vegetation."

Design and performance standards for stormwater management measures.

(1)

Stormwater management measures for major development shall be designed to provide erosion control, groundwater recharge, stormwater runoff quantity control, and stormwater runoff quality treatment as follows:

(a)

The minimum standards for erosion control are those established under the Soil and Sediment Control Act, N.J.S.A. 4:24-39 et seq., and implementing rules at N.J.A.C. 2:90.

(b)

The minimum standards for groundwater recharge, stormwater quality, and stormwater runoff quantity shall be met by incorporating green infrastructure.

(2)

The standards in this section apply only to new major development and are intended to minimize the impact of stormwater runoff on water quality and water quantity in receiving water bodies and maintain groundwater recharge. The standards do not apply to new major development to the extent that alternative design and performance standards are applicable under a regional stormwater management plan or water quality management plan adopted in accordance with Department rules.

Stormwater management requirements for major development.

(1)

The development shall incorporate a maintenance plan for the stormwater management measures incorporated into the design of a major development in accordance with Subsection J.

(2)

Stormwater management measures shall avoid adverse impacts of concentrated flow on habitat for threatened and endangered species as documented in the Department's landscape project or Natural Heritage Database established under N.J.S.A. 13:1B-15.147 through 13:1B-15.150, particularly Helonias bullata (swamp pink) and/or Clemmys muhlnebergi (bog turtle).

(3)

The following linear development projects are exempt from the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of Subsection D(17), (18) and (19):

(a)

The construction of an underground utility line, provided that the disturbed areas are revegetated upon completion;

(b)

The construction of an aboveground utility line, provided that the existing conditions are maintained to the maximum extent practicable; and

(c)

The construction of a public pedestrian access, such as a sidewalk or trail with a maximum width of 14 feet, provided that the access is made of permeable material.

(4)

A waiver from strict compliance with the green infrastructure, groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of Subsection D(16), (17), (18) and (19) may be obtained for the enlargement of an existing public roadway or railroad; or the construction or enlargement of a public pedestrian access, provided that the following conditions are met:

(a)

The applicant demonstrates that there is a public need for the project that cannot be accomplished by any other means;

(b)

The applicant demonstrates through an alternatives analysis that, through the use of stormwater management measures, the option selected complies with the requirements of Subsection D(16), (17), (18) and (19) to the maximum extent practicable;

(c)

The applicant demonstrates that, in order to meet the requirements of Subsection D(16), (17), (18) and (19), existing structures currently in use, such as homes and buildings, would need to be condemned; and

(d)

The applicant demonstrates that it does not own or have other rights to areas, including the potential to obtain through condemnation lands not falling under Subsection D(3)(c) above within the upstream drainage area of the receiving stream, that would provide additional opportunities to mitigate the requirements of Subsection D(16), (17), (18) and (19) that were not achievable on-site.

(5)

Nonstructural stormwater management strategies.

(a)

To the maximum extent practicable, the standards in Subsection D(16), (17), (18) and (19) of this section shall be met by incorporating nonstructural stormwater management strategies set forth at Subsection D(5) of this section into the design. The applicant shall identify the nonstructural measures incorporated into the design of the project. If the applicant contends that it is not feasible for engineering, environmental, or safety reasons to incorporate any nonstructural stormwater management measures identified in Section D(5)(b) below into the design of a particular project, the applicant shall identify the strategy considered and provide a basis for the contention.

(b)

Nonstructural stormwater management strategies incorporated into site design shall:

[1]

Protect areas that provide water quality benefits or areas particularly susceptible to erosion and sediment loss;

[2]

Minimize impervious surfaces and break up or disconnect the flow of runoff over impervious surfaces;

[3]

Maximize the protection of natural drainage features and vegetation;

[4]

Minimize the decrease in the time of concentration from preconstruction to post-construction. "Time of concentration" is defined as the time it takes for runoff to travel from the hydraulically most distant point of the watershed to the point of interest within a watershed;

[5]

Minimize land disturbance, including clearing and grading;

[6]

Minimize soil compaction;

[7]

Provide low-maintenance landscaping that encourages retention and planting of native vegetation and minimizes the use of lawns, fertilizers and pesticides;

[8]

Provide vegetated open-channel conveyance systems discharging into and through stable vegetated areas;

[9]

Provide other source controls to prevent or minimize the use or exposure of pollutants at the site, in order to prevent or minimize the release of those pollutants into stormwater runoff. Such source controls include, but are not limited to, as follows.

(6)

Tables 1 through 3 below summarize the ability of stormwater best management practices identified and described in the New Jersey Stormwater Best Management Practices Manual to satisfy the green infrastructure, groundwater recharge, stormwater runoff quality and stormwater runoff quantity standards specified in Subsection D(16), (17), (18) and (19). When designed in accordance with the most current version of the New Jersey Stormwater Best Management Practices Manual, the stormwater management measures found at N.J.A.C. 7:8-5.2(f) Tables 5-1, 5-2 and 5-3 and listed below in Tables 1, 2 and 3 are presumed to be capable of providing stormwater controls for the design and performance standards as outlined in the tables below. Upon amendments of the New Jersey Stormwater Best Management Practices Manual to reflect additions or deletions of BMPs meeting these standards, or changes in the presumed performance of BMPs designed in accordance with the New Jersey Stormwater BMP Manual, the Department shall publish in the New Jersey Registers a notice of administrative change revising the applicable table. The most current version of the BMP Manual can be found on the Department's website at https://njstormwater.org/bmp_manual2.htm.

(7)

Where the BMP tables in the New Jersey stormwater management rule are different due to updates or amendments with the tables in this section, the BMP Tables in the stormwater management rule at N.J.A.C. 7:8-5.2(f) shall take precedence.

Table 1
Green Infrastructure BMPs for Groundwater Recharge, Stormwater Runoff Quality, and/or Stormwater Runoff Quantity
Best Management Practice	Stormwater Runoff Quality TSS Removal Rate (percent)	Stormwater Runoff Quantity	Groundwater Recharge	Minimum Separation from Seasonal High-Water Table (feet)
Cistern	0%	Yes	No	—
Dry well^(a)	0%	No	Yes	2
Grass swale	50% or less	No	No	2^(e) 1^(f)
Green roof	0%	Yes	No	—
Manufactured treatment device^(a)(g)	50% or 80%	No	No	Dependent upon the device
Pervious paving system^(a)	80%	Yes	Yes^(b) No^(c)	2^(b) 1^(c)
Small-scale bioretention basin^(a)	80% or 90%	Yes	Yes^(b) No^(c)	2^(b) 1^(c)
Small-scale infiltration basin^(a)	80%	Yes	Yes	2
Small-scale sand filter	80%	Yes	Yes	2
Vegetative filter strip	60% to 80%	No	No	—

Table 2
Green Infrastructure BMPs for Stormwater Runoff Quantity (or for groundwater recharge and/or stormwater runoff quality with a waiver or variance from N.J.A.C. 7:8-5.3)
Best Management Practice	Stormwater Runoff Quality TSS Removal Rate (percent)	Stormwater Runoff Quantity	Groundwater Recharge	Minimum Separation from Seasonal High-Water Table (feet)
Bioretention system	80% or 90%	Yes	Yes^(b) No^(c)	2^(b) 1^(c)
Infiltration basin	80%	Yes	Yes	2
Sand filter^(b)	80%	Yes	Yes	2
Standard constructed wetland	90%	Yes	No	N/A
Wet pond^(d)	50% to 90%	Yes	No	N/A

Table 3
BMPs for Groundwater Recharge, Stormwater Runoff Quality, and/or Stormwater Runoff Quantity only with a Waiver or Variance from N.J.A.C. 7:8-5.3
Best Management Practice	Stormwater Runoff Quality TSS Removal Rate (percent)	Stormwater Runoff Quantity	Groundwater Recharge	Minimum Separation from Seasonal High-Water Table (feet)
Blue roof	0%	Yes	No	N/A
Extended detention basin	40% to 60%	Yes	No	1
Manufactured treatment device^(h)	50% or 80%	No	No	Dependent upon the device
Sand filter^(c)	80%	Yes	No	1
Subsurface gravel wetland	90%	No	No	1
Wet pond	50% to 90%	Yes	No	N/A

Notes to Tables 1, 2, and 3:
(a)	Subject to the applicable contributory drainage area limitation specified at Subsection D(17)(b).
(b)	Designed to infiltrate into the subsoil.
(c)	Designed with underdrains.
(d)	Designed to maintain at least a ten-foot-wide area of native vegetation along at least 50% of the shoreline and to include a stormwater runoff retention component designed to capture stormwater runoff for beneficial reuse, such as irrigation.
(e)	Designed with a slope of less than 2%.
(f)	Designed with a slope of equal to or greater than 2%.
(g)	Manufactured treatment devices that meet the definition of green infrastructure at Subsection B.
(h)	Manufactured treatment devices that do not meet the definition of green infrastructure at Subsection B.

(8)

An alternative stormwater management measure, alternative removal rate, and/or alternative method to calculate the removal rate may be used if the design engineer demonstrates the capability of the proposed alternative stormwater management measure and/or the validity of the alternative rate or method to the municipality. A copy of any approved alternative stormwater management measure, alternative removal rate, and/or alternative method to calculate the removal rate shall be provided to the Department in accordance with Subsection F(2). Alternative stormwater management measures may be used to satisfy the requirements at Subsection D(16) only if the measures meet the definition of green infrastructure at Subsection B. Alternative stormwater management measures that function in a similar manner to a BMP listed at Subsection D(16)(b) are subject to the contributory drainage area limitation specified at Subsection D(16)(b) for that similarly functioning BMP. Alternative stormwater management measures approved in accordance with this subsection that do not function in a similar manner to any BMP listed at Subsection D(16)(b) shall have a contributory drainage area less than or equal to 2.5 acres, except for alternative stormwater management measures that function similarly to cisterns, grass swales, green roofs, standard constructed wetlands, vegetative filter strips, and wet ponds, which are not subject to a contributory drainage area limitation. Alternative measures that function similarly to standard constructed wetlands or wet ponds shall not be used for compliance with the stormwater runoff quality standard unless a variance in accordance with N.J.A.C. 7:8-4.6 or a waiver from strict compliance in accordance with Subsection D(4) is granted from Subsection D(16).

(9)

Whenever the stormwater management design includes one or more BMPs that will infiltrate stormwater into subsoil, the design engineer shall assess the hydraulic impact on the groundwater table and design the site so as to avoid adverse hydraulic impacts. Potential adverse hydraulic impacts include, but are not limited to, exacerbating a naturally or seasonally high-water table, so as to cause surficial ponding, flooding of basements, or interference with the proper operation of subsurface sewage disposal systems or other subsurface structures within the zone of influence of the groundwater mound, or interference with the proper functioning of the stormwater management measure itself.

(10)

Design standards for stormwater management measures are as follows:

(a)

Stormwater management measures shall be designed to take into account the existing site conditions, including, but not limited to, environmentally critical areas; wetlands; flood-prone areas; slopes; depth to seasonal high-water table; soil type, permeability, and texture; drainage area and drainage patterns;

(b)

Stormwater management measures shall be designed to minimize maintenance, facilitate maintenance and repairs, and ensure proper functioning. Trash racks shall be installed at the intake to the outlet structure, as appropriate, and shall have parallel bars with one-inch spacing between the bars to the elevation of the water quality design storm. For elevations higher than the water quality design storm, the parallel bars at the outlet structure shall be spaced no greater than 1/3 the width of the diameter of the orifice or 1/3 the width of the weir, with a minimum spacing between bars of one inch and a maximum spacing between bars of six inches. In addition, the design of trash racks must comply with the requirements of Subsection H(3);

(c)

Stormwater management measures shall be designed, constructed, and installed to be strong, durable, and corrosion resistant. Measures that are consistent with the relevant portions of the residential site improvement standards at N.J.A.C. 5:21-7.3, 5:21-7.4 and 5:21-7.5 shall be deemed to meet this requirement;

(d)

Stormwater management BMPs shall be designed to meet the minimum safety standards for stormwater management BMPs at Subsection H; and

(e)

The size of the orifice at the intake to the outlet from the stormwater management BMP shall be a minimum of 2 1/2 inches in diameter.

(11)

Manufactured treatment devices may be used to meet the requirements of this subsection, provided the pollutant removal rates are verified by the New Jersey Corporation for Advanced Technology and certified by the Department. Manufactured treatment devices that do not meet the definition of green infrastructure at Subsection B may be used only under the circumstances described at Subsection D(16)(d).

(12)

Any application for a new agricultural development that meets the definition of major development at Subsection B shall be submitted to the Soil Conservation District for review and approval in accordance with the requirements at Subsection D(16), (17), (18) and (19) and any applicable Soil Conservation District guidelines for stormwater runoff quantity and erosion control. For purposes of this subsection, "agricultural development" means land uses normally associated with the production of food, fiber, and livestock for sale. Such uses do not include the development of land for the processing or sale of food and the manufacture of agriculturally related products.

(13)

If there is more than one drainage area, the groundwater recharge stormwater runoff quality, and stormwater runoff quantity standards at Subsection D(17), (18) and (19) shall be met in each drainage area, unless the runoff from the drainage areas converge on-site and no adverse environmental impact would occur as a result of compliance with any one or more of the individual standards being determined utilizing a weighted average of the results achieved for that individual standard across the affected drainage areas.

(14)

Any stormwater management measure authorized under the municipal stormwater management plan or ordinance shall be reflected in a deed notice recorded in the office of the Middlesex County Clerk.

A form of deed notice shall be submitted to the municipality for approval prior to filing. The deed notice shall contain a description of the stormwater management measure(s) used to meet the green infrastructure, groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards at Subsection D(16), (17), (18) and (19) and shall identify the location of the stormwater management measure(s) in NAD 1983 State Plane New Jersey FIPS 2,900 U.S. feet or latitude and longitude in decimal degrees. The deed notice shall also reference the maintenance plan required to be recorded upon the deed pursuant to Subsection J(2)(e). Prior to the commencement of construction, proof that the above-required deed notice has been filed shall be submitted to the municipality. Proof that the required information has been recorded on the deed shall be in the form of either a copy of the complete recorded document or a receipt from the Clerk or other proof of recordation provided by the recording office. However, if the initial proof provided to the municipality is not a copy of the complete recorded document, a copy of the complete recorded document shall be provided to the municipality within 180 calendar days of the authorization granted by the municipality.

(15)

A stormwater management measure approved under the municipal stormwater management plan or ordinance may be altered or replaced with the approval of the municipality, if the municipality determines that the proposed alteration or replacement meets the design and performance standards pursuant to Subsection D of this section and provides the same level of stormwater management as the previously approved stormwater management measure that is being altered or replaced. If an alteration or replacement is approved, a revised deed notice shall be submitted to the municipality for approval and subsequently recorded with the office of the Middlesex County Clerk and shall contain a description and location of the stormwater management measure, as well as reference to the maintenance plan, in accordance with Subsection D(14) above. Prior to the commencement of construction, proof that the above-required deed notice has been filed shall be submitted to the municipality in accordance with Subsection D(14) above.

(16)

Green infrastructure standards.

(a)

This subsection specifies the types of green infrastructure BMPs that may be used to satisfy the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards.

(b)

To satisfy the groundwater recharge and stormwater runoff quality standards at Subsection D(17) and (18), the design engineer shall utilize green infrastructure BMPs identified in Table 1 at Subsection D(7), and/or an alternative stormwater management measure approved in accordance with Subsection D(8). The following green infrastructure BMPs are subject to the following maximum contributory drainage area limitations:

Best Management Practice	Maximum Contributory Drainage Area
Dry well	1 acre
Manufactured treatment device	2.5 acres
Pervious pavement systems	Area of additional inflow cannot exceed three times the area occupied by the BMP
Small-scale bioretention systems	2.5 acres
Small-scale infiltration basin	2.5 acres
Small-scale sand filter	2.5 acres

(c)

To satisfy the stormwater runoff quantity standards at Subsection D(19), the design engineer shall utilize BMPs from Table 1 or from Table 2 and/or an alternative stormwater management measure approved in accordance with Subsection D(8).

(d)

If a variance in accordance with N.J.A.C. 7:8-4.6 or a waiver from strict compliance in accordance with Subsection D(4) is granted from the requirements of this subsection, then BMPs from Table 1, 2, or 3 and/or an alternative stormwater management measure approved in accordance with Subsection D(8) may be used to meet the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards at Subsection D(17), (18) and (19).

(e)

For separate or combined storm sewer improvement projects, such as sewer separation, undertaken by a government agency or public utility (for example, a sewerage company), the requirements of this subsection shall only apply to areas owned in fee simple by the government agency or utility, and areas within a right-of-way or easement held or controlled by the government agency or utility; the entity shall not be required to obtain additional property or property rights to fully satisfy the requirements of this subsection. Regardless of the amount of area of a separate or combined storm sewer improvement project subject to the green infrastructure requirements of this subsection, each project shall fully comply with the applicable groundwater recharge, stormwater runoff quality control, and stormwater runoff quantity standards at Subsection D(17), (18) and (19), unless the project is granted a waiver from strict compliance in accordance with Subsection D(4).

(17)

Groundwater recharge standards. This subsection contains the minimum design and performance standards for groundwater recharge as follows:

(a)

The design engineer shall, using the assumptions and factors for stormwater runoff and groundwater recharge calculations at Subsection E, either:

[1]

Demonstrate through hydrologic and hydraulic analysis that the site and its stormwater management measures maintain 100% of the average annual preconstruction groundwater recharge volume for the site; or

[2]

Demonstrate through hydrologic and hydraulic analysis that the increase of stormwater runoff volume from preconstruction to post-construction for the two-year storm is infiltrated.

(b)

The following types of stormwater shall not be recharged:

[1]

Stormwater from areas of high pollutant loading. High-pollutant loading areas are areas in industrial and commercial developments where solvents and/or petroleum products are loaded/unloaded, stored, or applied, areas where pesticides are loaded/unloaded or stored; areas where hazardous materials are expected to be present in greater than "reportable quantities" as defined by the United States Environmental Protection Agency (EPA) at 40 CFR 302.4; areas where recharge would be inconsistent with Department-approved remedial action work plan or landfill closure plan and areas with high risks for spills of toxic materials, such as gas stations and vehicle maintenance facilities; and

[2]

Industrial stormwater exposed to source material. "Source material" means any material(s) or machinery, located at an industrial facility, that is directly or indirectly related to process, manufacturing or other industrial activities, which could be a source of pollutants in any industrial stormwater discharge to groundwater. Source materials include, but are not limited to, raw materials; intermediate products; final products; waste materials; by-products; industrial machinery and fuels, and lubricants, solvents, and detergents that are related to process, manufacturing, or other industrial activities that are exposed to stormwater.

[3]

This groundwater recharge requirement does not apply to projects subject to Subsection D(17)(c) below.

[Added 7-12-2021 by Ord. No. 06-21-09]

(18)

Stormwater runoff quality standards.

(a)

This subsection contains the minimum design and performance standards to control stormwater runoff quality impacts of major development. Stormwater runoff quality standards are applicable when the major development results in an increase of 1/4 acre or more of impervious cover, including regulated motor vehicle surface and other at-grade surfaces. Stormwater runoff quality standards are not applicable to roofs or canopies.

(b)

Stormwater management measures shall be designed to reduce the post-construction load of total suspended solids (TSS) in stormwater runoff generated from the water quality design storm as follows:

[1]

Eighty percent TSS removal of the anticipated load, expressed as an annual average, shall be achieved for the stormwater runoff from the net increase of motor vehicle surface and other at-grade impervious surfaces.

[2]

If the surface is considered regulated motor vehicle surface or an at-grade impervious surface because the water quality treatment for that surface is currently receiving water quality treatment either by vegetation or soil, by an existing stormwater management measure, or by treatment at a wastewater treatment plant is to be modified or removed, the project shall maintain or increase the existing TSS removal of the anticipated load expressed as an annual average.

(c)

The requirement to reduce TSS does not apply to any stormwater runoff in a discharge regulated under a numeric effluent limitation for TSS imposed under the New Jersey Pollutant Discharge Elimination System (NJPDES) rules, N.J.A.C. 7:14A, or in a discharge specifically exempt under an NJPDES permit from this requirement. Every major development, including any that discharge into a combined sewer system, shall comply with Subsection D(18)(b)[2] above, unless the major development is itself subject to an NJPDES permit with a numeric effluent limitation for TSS or the NJPDES permit to which the major development is subject exempts the development from a numeric effluent limitation for TSS.

(d)

The water quality design storm is 1.25 inches of rainfall in two hours. Water quality calculations shall take into account the distribution of rain from the water quality design storm, as reflected in Table 4, below. The calculation of the volume of runoff may take into account the implementation of stormwater management measures.

Table 4 Water Quality Design Storm Distribution
Time (minutes)	Cumulative Rainfall (inches)	Time (minutes)	Cumulative Rainfall (inches)	Time (minutes)	Cumulative Rainfall (inches)
1	0.00166	41	0.1728	81	1.0906
2	0.00332	42	0.1796	82	1.0972
3	0.00498	43	0.1864	83	1.1038
4	0.00664	44	0.1932	84	1.1104
5	0.00830	45	0.2000	85	1.1170
6	0.00996	46	0.2117	86	1.1236
7	0.01162	47	0.2233	87	1.1302
8	0.01328	48	0.2350	88	1.1368
9	0.01494	49	0.2466	89	1.1434
10	0.01660	50	0.2583	90	1.1500
11	0.01828	51	0.2783	91	1.1550
12	0.01996	52	0.2983	92	1.1600
13	0.02164	53	0.3183	93	1.1650
14	0.02332	54	0.3383	94	1.1700
15	0.02500	55	0.3583	95	1.1750
16	0.03000	56	0.4116	96	1.1800
17	0.03500	57	0.4650	97	1.1850
18	0.04000	58	0.5183	98	1.1900
19	0.04500	59	0.5717	99	1.1950
20	0.05000	60	0.6250	100	1.2000
21	0.05500	61	0.6783	101	1.2050
22	0.06000	62	0.7317	102	1.2100
23	0.06500	63	0.7850	103	1.2150
24	0.07000	64	0.8384	104	1.2200
25	0.07500	65	0.8917	105	1.2250
26	0.08000	66	0.9117	106	1.2267
27	0.08500	67	0.9317	107	1.2284
28	0.09000	68	0.9517	108	1.2300
29	0.09500	69	0.9717	109	1.2317
30	0.10000	70	0.9917	110	1.2334
31	0.10660	71	1.0034	111	1.2351
32	0.11320	72	1.0150	112	1.2367
33	0.11980	73	1.0267	113	1.2384
34	0.12640	74	1.0383	114	1.2400
35	0.13300	75	1.0500	115	1.2417
36	0.13960	76	1.0568	116	1.2434
37	0.14620	77	1.0636	117	1.2450
38	0.15280	78	1.0704	118	1.2467
39	0.15940	79	1.0772	119	1.2483
40	0.16600	80	1.0840	120	1.2500

(e)

If more than one BMP in series is necessary to achieve the required 80% TSS reduction for a site, the applicant shall utilize the following formula to calculate TSS reduction:

R = A + B - (A x B)/100

Where:
R	=	total TSS percent load removal from application of both BMPs
A	=	the TSS percent removal rate applicable to the first BMP
B	=	the TSS percent removal rate applicable to the second BMP

(f)

Stormwater management measures shall also be designed to reduce, to the maximum extent feasible, the post-construction nutrient load of the anticipated load from the developed site in stormwater runoff generated from the water quality design storm. In achieving reduction of nutrients to the maximum extent feasible, the design of the site shall include green infrastructure BMPs that optimize nutrient removal while still achieving the performance standards in Subsection D(17), (18) and (19).

(g)

In accordance with the definition of FW1 at N.J.A.C. 7:9B-1.4, stormwater management measures shall be designed to prevent any increase in stormwater runoff to waters classified as FW1.

(h)

The Flood Hazard Area Control Act Rules at N.J.A.C. 7:13-4.1(c)1 establish 300-foot riparian zones along Category One waters, as designated in the surface water quality standards at N.J.A.C. 7:9B, and certain upstream tributaries to Category One waters. A person shall not undertake a major development that is located within or discharges into a 300-foot riparian zone without prior authorization from the Department under N.J.A.C. 7:13.

(i)

Pursuant to the Flood Hazard Area Control Act Rules at N.J.A.C. 7:13-11.2(j)3.i, runoff from the water quality design storm that is discharged within a 300-foot riparian zone shall be treated in accordance with this subsection to reduce the post-construction load of total suspended solids by 95% of the anticipated load from the developed site, expressed as an annual average.

(j)

These stormwater runoff quality standards do not apply to the construction of one individual single-family dwelling, provided that it is not part of a larger development or subdivision that has received preliminary or final site plan approval prior to December 3, 2018, and that the motor vehicle surfaces are made of permeable material(s) such as gravel, dirt, and/or shells.

(19)

Stormwater runoff quantity standards.

(a)

This subsection contains the minimum design and performance standards to control stormwater runoff quantity impacts of major development.

(b)

In order to control stormwater runoff quantity impacts, the design engineer shall, using the assumptions and factors for stormwater runoff calculations at Subsection E, complete one of the following:

[1]

Demonstrate through hydrologic and hydraulic analysis that for stormwater leaving the site, post-construction runoff hydrographs for the two-, ten-, and 100-year storm events do not exceed, at any point in time, the preconstruction runoff hydrographs for the same storm events;

[2]

Demonstrate through hydrologic and hydraulic analysis that there is no increase, as compared to the preconstruction condition, in the peak runoff rates of stormwater leaving the site for the two-, ten-, and 100-year storm events and that the increased volume or change in timing of stormwater runoff will not increase flood damage at or downstream of the site. This analysis shall include the analysis of impacts of existing land uses and projected land uses assuming full development under existing zoning and land use ordinances in the drainage area; or

[3]

Design stormwater management measures so that the post-construction peak runoff rates for the two-, ten- and 100-year storm events are 50%, 75% and 80%, respectively, of the preconstruction peak runoff rates. The percentages apply only to the post-construction stormwater runoff that is attributable to the portion of the site on which the proposed development or project is to be constructed.

(c)

In order to reduce stormwater runoff effects on downstream flooding, the design engineer shall, using the assumptions and factors for stormwater runoff calculations at Subsection E, design for the on-site storage of the water quality design storm (1.25 inches of rain in two hours) for new development and to the maximum extent practicable for redevelopment.

(d)

The stormwater runoff quantity standards shall be applied at the site's boundary to each abutting lot, roadway, watercourse, or receiving storm sewer system.

Calculation of stormwater runoff and groundwater recharge.

(1)

Stormwater runoff shall be calculated in accordance with the following:

(a)

The design engineer shall calculate runoff using one of the following methods:

[1]

USDA Natural Resources Conservation Service (NRCS) methodology, including the NRCS Runoff Equation and Dimensionless Unit Hydrograph, as described in Chapters 7, 9, 10, 15 and 16, Part 630, Hydrology National Engineering Handbook, incorporated herein by reference as amended and supplemented. This methodology is additionally described in Technical Release 55 - Urban Hydrology for Small Watersheds (TR-55), dated June 1986, incorporated herein by reference as amended and supplemented. Information regarding the methodology is available from the Natural Resources Conservation Service website at https://www.nrcs.usda.gov/Internet/FSE_DOCUMENTS/stelprdb10441 71.pdf; or at United States Department of Agriculture Natural Resources Conservation Service, 220 Davison Avenue, Somerset, New Jersey 08873; or

[2]

The Rational Method for peak flow and the Modified Rational Method for hydrograph computations. The rational and modified rational methods are described in "Appendix A-9 Modified Rational Method" in the Standards for Soil Erosion and Sediment Control in New Jersey, January 2014. This document is available from the State Soil Conservation Committee or any of the Soil Conservation Districts listed at N.J.A.C. 2:90-1.3(a)3. The location, address, and telephone number for each Soil Conservation District is available from the State Soil Conservation Committee, PO Box 330, Trenton, New Jersey 08625. The document is also available at http://www.nj.gov/agriculture/divisions/anr/pdf/2014NJSoilErosionCont rolStandardsComplete.pdf.

(b)

For the purpose of calculating runoff coefficients and groundwater recharge, there is a presumption that the preconstruction condition of a site or portion thereof is a wooded land use with good hydrologic condition. The term "runoff coefficient" applies to both the NRCS methodology above at Subsection E(1)(a)[1] and the Rational and Modified Rational Methods at Subsection E(1)(a)[2]. A runoff coefficient or a groundwater recharge land cover for an existing condition may be used on all or a portion of the site if the design engineer verifies that the hydrologic condition has existed on the site or portion of the site for at least five years without interruption prior to the time of application. If more than one land cover has existed on the site during the five years immediately prior to the time of application, the land cover with the lowest runoff potential shall be used for the computations. In addition, there is the presumption that the site is in good hydrologic condition (if the land use type is pasture, lawn, or park), with good cover (if the land use type is woods), or with good hydrologic condition and conservation treatment (if the land use type is cultivation).

(c)

In computing preconstruction stormwater runoff, the design engineer shall account for all significant land features and structures, such as ponds, wetlands, depressions, hedgerows, or culverts, that may reduce preconstruction stormwater runoff rates and volumes.

(d)

In computing stormwater runoff from all design storms, the design engineer shall consider the relative stormwater runoff rates and/or volumes of pervious and impervious surfaces separately to accurately compute the rates and volume of stormwater runoff from the site. To calculate runoff from unconnected impervious cover, urban impervious area modifications as described in the NRCS Technical Release 55 - Urban Hydrology for Small Watersheds or other methods may be employed.

(e)

If the invert of the outlet structure of a stormwater management measure is below the flood hazard design flood elevation as defined at N.J.A.C. 7:13, the design engineer shall take into account the effects of tailwater in the design of structural stormwater management measures.

(2)

Groundwater recharge may be calculated in accordance with the following:

(a)

The New Jersey Geological Survey Report GSR-32, A Method for Evaluating Groundwater-Recharge Areas in New Jersey, incorporated herein by reference as amended and supplemented. Information regarding the methodology is available from the New Jersey Stormwater Best Management Practices Manual; at the New Jersey Geological Survey website at https://www.nj.gov/dep/njgs/pricelst/gsreport/gsr32.pdf; or at New Jersey Geological and Water Survey, 29 Arctic Parkway, PO Box 420 Mail Code 29-01, Trenton, New Jersey 08625-0420.

Sources for technical guidance.

(1)

Technical guidance for stormwater management measures can be found in the documents listed below, which are available to download from the Department's website at http://www.nj.gov/dep/stormwater/bmp manual2.htm.

(a)

Guidelines for stormwater management measures are contained in the New Jersey Stormwater Best Management Practices Manual, as amended and supplemented. Information is provided on stormwater management measures such as, but not limited to, those listed in Tables 1, 2, and 3.

(b)

Additional maintenance guidance is available on the Department's website at https://www.njstormwater.org/maintenance_guidance.htm.

(2)

Submissions required for review by the Department should be mailed to The Division of Water Quality, New Jersey Department of Environmental Protection, Mail Code 401-02B, PO Box 420, Trenton, New Jersey 08625-0420.

Solids and floatable materials control standards.

(1)

Site design features identified under Section D(7) above, or alternative designs in accordance with Section D(8) above, to prevent discharge of trash and debris from drainage systems shall comply with the following standard to control passage of solid and floatable materials through storm drain inlets. For purposes of this subsection, "solid and floatable materials" means sediment, debris, trash, and other floating, suspended, or settleable solids. For exemptions to this standard see Subsection G(1)(b) below.

(a)

Grates.

[1]

Design engineers shall use one 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:

[a]

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; or

[b]

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 inches across the smallest dimension.

[2]

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 system floors used to collect stormwater from the surface into a storm drain or surface water body.

[3]

For curb-opening inlets, including curb-opening inlets in combination inlets, the clear space in that curb opening, or each individual clear space if the curb opening has two or more clear spaces, shall have an area of no more than seven square inches, or be no greater than two inches across the smallest dimension.

(b)

The standard in Subsection G(1)(a) above does not apply:

[1]

Where each individual clear space in the curb opening in existing curb-opening inlet does not have an area of more than nine square inches;

[2]

Where the municipality agrees that the standards would cause inadequate hydraulic performance that could not practicably be overcome by using additional or larger storm drain inlets;

[3]

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:

[a]

A rectangular space 4.625 inches long and 1.5 inches wide (this option does not apply for outfall netting facilities); or

[b]

A bar screen having a bar spacing of 0.5 inches.

[4]

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; or

[5]

Where the New Jersey Department of Environmental Protection determines, pursuant to the New Jersey Register of Historic Places Rules at N.J.A.C. 7:4-7.2(c), that action to meet this standard is an undertaking that constitutes an encroachment or will damage or destroy the New Jersey Register-listed historic property.

Safety standards for stormwater management basins.

(1)

This section sets forth requirements to protect public safety through the proper design and operation of stormwater management BMPs. This section applies to any new stormwater management BMP.

(2)

The provisions of this section are not intended to preempt more stringent municipal or county safety requirements for new or existing stormwater management BMPs. Municipal and county stormwater management plans and ordinances may, pursuant to their authority, require existing stormwater management BMPs to be retrofitted to meet one or more of the safety standards in Subsection H(3)(a), (b), and (c) for trash racks, overflow grates, and escape provisions at outlet structures.

(3)

Requirements for trash racks, overflow grates and escape provisions.

(a)

A trash rack is a device designed to catch trash and debris and prevent the clogging of outlet structures. Trash racks shall be installed at the intake to the outlet from the stormwater management BMP to ensure proper functioning of the BMP outlets in accordance with the following:

[1]

The trash rack shall have parallel bars, with no greater than six-inch spacing between the bars;

[2]

The trash rack shall be designed so as not to adversely affect the hydraulic performance of the outlet pipe or structure;

[3]

The average velocity of flow through a clean trash rack is not to exceed 2.5 feet per second under the full range of stage and discharge. Velocity is to be computed on the basis of the net area of opening through the rack; and

[4]

The trash rack shall be constructed of rigid, durable, and corrosion-resistant material and designed to withstand a perpendicular live loading of 300 pounds per square foot.

(b)

An overflow grate is designed to prevent obstruction of the overflow structure. If an outlet structure has an overflow grate, such grate shall meet the following requirements:

[1]

The overflow grate shall be secured to the outlet structure but removable for emergencies and maintenance.

[2]

The overflow grate spacing shall be no less than two inches across the smallest dimension.

[3]

The overflow grate shall be constructed and installed to be rigid, durable, and corrosion resistant, and shall be designed to withstand a perpendicular live loading of 300 pounds per square foot.

(c)

Stormwater management BMPs shall include escape provisions as follows:

[1]

If a stormwater management BMP has an outlet structure, escape provisions shall be incorporated in or on the structure. Escape provisions include the installation of permanent ladders, steps, rungs, or other features that provide easily accessible means of egress from stormwater management BMPs. With the prior approval of the municipality pursuant to Subsection H(3), a freestanding outlet structure may be exempted from this requirement;

[2]

Safety ledges shall be constructed on the slopes of all new stormwater management BMPs having a permanent pool of water deeper than 2 1/2 feet. Safety ledges shall be comprised of two steps. Each step shall be four to six feet in width. One step shall be located approximately 2 1/2 feet below the permanent water surface, and the second step shall be located one to 1 1/2 feet above the permanent water surface. See Subsection H(5) for an illustration of safety ledges in a stormwater management BMP; and

[3]

In new stormwater management BMPs, the maximum interior slope for an earthen dam, embankment, or berm shall not be steeper than three horizontal to one vertical.

(4)

Variance of exemption from safety standard. A variance or exemption from the safety standards for stormwater management BMPs may be granted only upon a written finding by the municipality that the variance or exemption will not constitute a threat to public safety.

(5)

Safety Ledge Illustration.

Elevation View - Basin Safety Ledge Configuration

Requirements for a site development stormwater plan.

(1)

Submission of site development stormwater plan.

(a)

Whenever an applicant seeks municipal approval of a development subject to this section, the applicant shall submit all of the required components of the checklist for the site development stormwater plan at Subsection I(3) below as part of the submission of the application for approval.

(b)

The applicant shall demonstrate that the project meets the standards set forth in this section.

(c)

The applicant shall submit three copies of the materials listed in the checklist for site development stormwater plans in accordance with Subsection I(3) of this section and an electronic copy.

(2)

Site development stormwater plan approval. The applicant's site development project shall be reviewed as a part of the review process by the municipal board or official from which municipal approval is sought. That municipal board or official shall consult the municipality's review engineer to determine if all of the checklist requirements have been satisfied and to determine if the project meets the standards set forth in this section.

(3)

Submission of site development stormwater plan. The following information shall be required:

(a)

Topographic base map. The reviewing engineer may require upstream tributary drainage system information as necessary. It is recommended that the topographic base map of the site be submitted which extends a minimum of 200 feet beyond the limits of the proposed development, at a scale of one inch equals 200 feet or greater, showing two-foot contour intervals. The map as appropriate may indicate the following: existing surface water drainage, shorelines, steep slopes, soils, erodible soils, perennial or intermittent streams that drain into or upstream of the Category One waters, wetlands and floodplains along with their appropriate buffer strips, marshlands and other wetlands, pervious or vegetative surfaces, existing man-made structures, roads, bearing and distances of property lines, and significant natural and man-made features not otherwise shown.

(b)

Environmental site analysis. A written and graphic description of the natural and man-made features of the site and its surroundings should be submitted. This description should include a discussion of soil conditions, slopes, wetlands, waterways and vegetation on the site. Particular attention should be given to unique, unusual, or environmentally sensitive features and to those that provide particular opportunities or constraints for development.

(c)

Project description and site plans. A map (or maps) at the scale of the topographical base map indicating the location of existing and proposed buildings, roads, parking areas, utilities, structural facilities for stormwater management and sediment control, and other permanent structures. The map(s) shall also clearly show areas where alterations will occur in the natural terrain and cover, including lawns and other landscaping, and seasonal high-groundwater elevations. A written description of the site plan and justification for proposed changes in natural conditions shall also be provided.

(d)

Land use planning and source control plan. This plan shall provide a demonstration of how the goals and standards of Subsections C through E are being met. The focus of this plan shall be to describe how the site is being developed to meet the objective of controlling groundwater recharge, stormwater quality and stormwater quantity problems at the source by land management and source controls whenever possible.

(e)

Stormwater management facilities map. The following information, illustrated on a map of the same scale as the topographic base map, shall be included:

[1]

Total area to be disturbed, paved or built upon, proposed surface contours, land area to be occupied by the stormwater management facilities and the type of vegetation thereon, and details of the proposed plan to control and dispose of stormwater.

[2]

Details of all stormwater management facility designs, during and after construction, including discharge provisions, discharge capacity for each outlet at different levels of detention and emergency spillway provisions with maximum discharge capacity of each spillway.

(f)

Calculations.

[1]

Comprehensive hydrologic and hydraulic design calculations for the pre-development and post-development conditions for the design storms specified in Subsection D of this section.

[2]

When the proposed stormwater management control measures depend on the hydrologic properties of soils or require certain separation from the seasonal high-water table, then a soils report shall be submitted. The soils report shall be based on on-site boring logs or soil pit profiles. The number and location of required soil borings or soil pits shall be determined based on what is needed to determine the suitability and distribution of soils present at the location of the control measure.

(g)

Maintenance and repair plan. The design and planning of the stormwater management facility shall meet the maintenance requirements of Subsection J.

(h)

Waiver from submission requirements. The municipal official or board reviewing an application under this section may, in consultation with the municipality's review engineer, waive submission of any of the requirements in Subsection I(3)(a) through (f) of this section when it can be demonstrated that the information requested is impossible to obtain or it would create a hardship on the applicant to obtain and its absence will not materially affect the review process.

Maintenance and repair.

(1)

Applicability. Projects subject to review as in Subsection A(3) of this section shall comply with the requirements of Subsection J(2) and (3).

(2)

General maintenance.

(a)

The design engineer shall prepare a maintenance plan for the stormwater management measures incorporated into the design of a major development.

(b)

The maintenance plan shall contain specific preventative maintenance tasks and schedules; cost estimates, including estimated cost of sediment, debris, or trash removal; and the name, address, and telephone number of the person or persons responsible for preventative and corrective maintenance (including replacement). The plan shall contain information on BMP location, design, ownership, maintenance tasks and frequencies, and other details as specified in Chapter 8 of the NJ BMP Manual, as well as the tasks specific to the type of BMP, as described in the applicable chapter containing design specifics.

(c)

If the maintenance plan identifies a person other than the property owner (for example, a developer, a public agency or homeowners' association) as having the responsibility for maintenance, the plan shall include documentation of such person's or entity's agreement to assume this responsibility, or of the owner's obligation to dedicate a stormwater management facility to such person under an applicable ordinance or regulation.

(d)

Responsibility for maintenance shall not be assigned or transferred to the owner or tenant of an individual property in a residential development or project, unless such owner or tenant owns or leases the entire residential development or project. The individual property owner may be assigned incidental tasks, such as weeding of a green infrastructure BMP, provided the individual agrees to assume these tasks; however, the individual cannot be legally responsible for all of the maintenance required.

(e)

If the party responsible for maintenance identified under Subsection J(2)(c) above is not a public agency, the maintenance plan and any future revisions based on Subsection J(2)(g) below shall be recorded upon the deed of record for each property on which the maintenance described in the maintenance plan must be undertaken.

(f)

Preventative and corrective maintenance shall be performed to maintain the functional parameters (storage volume, infiltration rates, inflow/outflow capacity, etc.) of the stormwater management measure, including, but not limited to, repairs or replacement to the structure; removal of sediment, debris, or trash; restoration of eroded areas; snow and ice removal; fence repair or replacement; restoration of vegetation; and repair or replacement of nonvegetated linings.

(g)

The party responsible for maintenance identified under Subsection J(2)(c) above shall perform all of the following requirements:

[1]

Maintain a detailed log of all preventative and corrective maintenance for the structural stormwater management measures incorporated into the design of the development, including a record of all inspections and copies of all maintenance-related work orders;

[2]

Evaluate the effectiveness of the maintenance plan at least once per year and adjust the plan and the deed as needed; and

[3]

Retain and make available, upon request by any public entity with administrative, health, environmental, or safety authority over the site, the maintenance plan and the documentation required by Subsection J(2)(f) and (g) above; and

[4]

Post a two-year maintenance guarantee in accordance with N.J.S.A. 40:55D-53.

[Added 7-12-2021 by Ord. No. 06-21-09]

(h)

The requirements of Subsection J(2)(c) and (d) do not apply to stormwater management facilities that are dedicated to and accepted by the municipality or another governmental agency, subject to all applicable municipal stormwater general permit conditions, as issued by the Department.

[Amended 7-12-2021 by Ord. No. 06-21-09]

(i)

In the event that the stormwater management facility becomes a danger to public safety or public health, or if it is in need of maintenance or repair, the municipality shall so notify the responsible person in writing. Upon receipt of that notice, the responsible person shall have 14 days to effect maintenance and repair of the facility in a manner that is approved by the municipal engineer or his designee. The municipality, in its discretion, may extend the time allowed for effecting maintenance and repair for good cause. If the responsible person fails or refuses to perform such maintenance and repair, the municipality or county may immediately proceed to do so and shall bill the cost thereof to the responsible person. Nonpayment of such bill may result in a lien on the property.

(3)

Nothing in this subsection shall preclude the municipality in which the major development is located from requiring the posting of a performance or maintenance guarantee in accordance with N.J.S.A. 40:55D-53.

Standards for stormwater collection and conveyance systems.

(1)

All site development stormwater plans for subdivisions, site plans and individual residential lots shall include provisions for safely and satisfactorily controlling stormwater runoff, drainage and stream flows in a manner that will not adversely affect existing and proposed properties, both upstream and downstream of the site. When developing a site in an aquifer outcrop area or other area affecting same, the site development stormwater plan shall include provisions for on-site recharge of underground formations.

(2)

All streets shall be provided with stabilized swales, catch basins and pipes where they may be necessary for proper surface drainage. The standards in this subsection shall not be satisfied by the construction of dry wells. The system shall be adequate to carry off or store the stormwater and natural drainage water that originates within the development boundaries and that which originates beyond the development boundaries and passes through the development as permitted under this subsection. No stormwater runoff of natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, including off-tract improvements.

(3)

The stormwater collection and conveyance system shall not impact adjoining properties and upstream and downstream drainage facilities.

(4)

The stormwater collection and conveyance systems shall be designed for a storm with a frequency of one in 25 years, except major drainage channels, detention basins and other facilities as deemed necessary by the Township Engineer shall be designed for a storm with a frequency of one in 100 years.

(5)

All drainage channels and detention ponds shall be designed with a one-foot freeboard.

(6)

Pipe sizing shall be determined by the Manning formula with "n=0.013" for concrete pipe, "n=0.009" for smooth lined polyethylene and polypropylene pipe and "n=0.22" for corrugated pipe. The pipe size determined to be adequate for the runoff computed shall be increased by at least one standard pipe size for all pipes less than 30 inches in size for the type pipe being used in order to provide adequate allowance for the normal accumulation of sediment and debris in the storm drainage system. The minimum pipe size in a surface water drainage system shall not be less than 15 inches in diameter.

(7)

Catch basins shall be located at all intersections and located in streets with inlets on both sides of the street at maximum intervals of 400 feet or such distances as required to prevent the flow of surface water from exceeding 6.0 cubic feet per second at the catch basin inlet at the design storm frequency. Access manholes shall be placed at maximum 400-foot intervals throughout the system and at pipe junctions where there are catch basins.

(8)

Dished or valley gutters on municipal streets shall be permitted only at intersections involving minor streets. Dished gutters shall not be permitted on arterial or collector roads.

(9)

Storm drainpipes running longitudinally along streets shall not be located under curbing.

(10)

Materials used in the construction of storm sewers shall be constructed of reinforced concrete, ductile iron, corrugated polyethylene, or corrugated polypropylene or, when approved by the municipal engineer, corrugated metal. The most cost-effective materials shall be permitted that conform to local site conditions and reflect the relevant operations, maintenance, and system character of the municipal stormwater system.

(a)

The following apply to reinforced concrete pipe:

[1]

Circular reinforced concrete pipe and fittings shall meet the requirements of ASTM C76.

[2]

Elliptical reinforced concrete pipe shall meet the requirements of ASTM C507.

[3]

If rubber gaskets are used for circular pipe, the joint design and joint material shall conform to ASTM C443.

[4]

If external sealing bands are used for joints for elliptical pipe, they shall conform to ASTM C877.

[5]

Mortar joints shall conform to Sections 602.05 and 914.03 of the New Jersey Department of Transportation's "Standard Specifications for Road and Bridge Construction," incorporated herein by reference, as amended and supplemented.

[6]

All pipe shall be Class III, minimum, unless loading conditions call for stronger pipe (that is, higher class).

(b)

Ductile iron pipe shall conform to ANSI/AWWA C151/A21.51. Joints shall conform to ANSI/AWWA C111/A21.11 or ANSI/AWWA C115/A21.15, as appropriate. Pipe shall be designed in accordance with ANSI/AWWA C150/A21.50. The outside of the pipe shall be coated in accordance with ANSI/AWWA C151/A21.51, and the inside lined in accordance with ANSI/AWWA C104/A21.4. Ductile iron pipe shall be installed in accordance with AWWA C600.

(c)

Corrugated polyethylene pipe shall conform to AASHTO M252 for three through 10 inches and AASHTO M294 for size 12 inches and larger. All pipes greater than 12 inches in diameter shall be Type S, unless conditions dictate otherwise. Materials shall conform to ASTM D3350, "Standard Specification for Polyethylene Plastics Pipe and Fittings Materials." Pipe joints and fittings shall be compatible with the pipe material and shall conform to the same standards and specifications as the pipe material. Pipe couplers shall not cover less than one full corrugation on each section of pipe. Installation shall be in accordance with ASTM D2321, "Standard Practice for Underground Installation of Thermoplastic Pipe for Sewers and Other Gravity-Flow Applications." Backfill material shall be placed in six-inch lifts and compacted to 95% minimum dry density, per AASHTO T99. In areas of high-groundwater tables, design engineers shall check for flotation.

(d)

Corrugated polypropylene pipe shall conform to ASTM D4101, Standard Specification for Polypropylene Injection and Extrusion Materials. Polypropylene pipe and fittings shall conform to ASTM F2764 or ASTM F2736, depending on size. Pipe joints and fittings shall be compatible with this material and conform to the same standard. Installation shall be in accordance to ASTM D2321, Standard Practice for Underground Installation of Thermoplastic Pipe for Sewers and Other Gravity-Flow Applications. Backfill material shall be placed in six-inch lifts and compacted to 95% minimum dry density per AASHTO T99. In areas of high-groundwater tables, design engineers shall check for flotation.

(e)

Corrugated metal pipe, subject to review and approval by the municipal engineer.

(11)

Catch basins shall be designed in accordance with Subsection H.

(12)

Manholes shall be precast concrete and shall be constructed in accordance with the New Jersey Department of Transportation standard details.

(13)

Poured concrete headwalls or precast flared-end pipe sections shall be constructed at the point of discharge of all storm drains, in accordance with the latest New Jersey Department of Transportation standard plans and specifications. They shall include precast, cast-in-place or grouted riprap energy dissipaters at the discharge point.

(14)

Vegetation. All drainage ditches, swales, channels, diversion dikes and berms shall be stabilized with vegetation in accordance with the standards for soil erosion and sediment control in New Jersey with specific regard to slope, velocity and other applicable design factors.

(15)

Exemption from the standards. If Cranbury Township grants a waiver from the standards set forth above, a written report shall be made to the county detailing the nature of the waiver, the change(s) requested, and an explanation of the reasons for the decision.

(16)

All blocks and lots in all subdivisions shall be graded to secure proper drainage away from buildings and to prevent the collection of pools of stormwater. Finished floor elevation and exterior grading shall be shown on all lots. Lot grading shall be a minimum of 2% and a maximum of one vertical to three horizontal.

(17)

In all subdivisions, land subject to periodic or occasional flooding (flood hazard areas) shall not be platted for residential occupancy nor for any other purpose where such flooding may endanger life or property or which would aggravate the flood hazard. Such land shall be considered for open spaces or other similar uses.

(18)

Drainage structures which 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 Secretary of the Board, and either shall be received prior to the final plat approval or such approval shall be conditioned upon the receipt of such letter.

(19)

Where a subdivision is traversed by a watercourse, surface or underground drainageway or drainage system, channel or stream, there shall be a dedicated drainage right-of-way easement to the Township conforming substantially to the lines of such watercourse and such further width or construction, or both, as shall be adequate to accommodate expected stormwater runoff and maintenance activities in the future.

(20)

Surface stormwater drainage may be carried in open ditches outside the right-of-way of the local streets or other suitable drainage structures within the right-of-way as may be approved by the Township Engineer. Stormwater drainage facilities, underground pipeline inlets, catch basins, manholes, culverts, swales and other drainage facilities shall be designed with sufficient capacity to accommodate anticipated runoff of at least a twenty-five-year storm at such time as the drainage basin in which the development is located is fully developed. This standard may be increased when, in the opinion of the Township Engineer, circumstances warrant such increase.

Building drain connections to stormwater collection and conveyance systems.

(1)

All proposed dwellings and buildings within a major development having a basement subject to groundwater or surface water flooding shall be provided a connection to a storm drainage system for the purposes of utilizing this connection for possible discharge of sump pump and/or gravity basement drains. The connections to the storm sewer shall meet the following requirements:

[Amended 7-12-2021 by Ord. No. 06-21-09]

(a)

Each dwelling unit or other building with a basement shall be provided a four-inch diameter (minimum) connection to be located between curb and sidewalk and five feet towards the center of the lot from the edge of the interior side of the driveway depressed curb.

(b)

Lots fronting roads with existing or proposed storm sewers will be permitted to provide a connection as reviewed and approved by the Township Engineer.

(c)

Lots fronting roads with no existing or proposed storm sewers shall also be required to provide a connection for basement drainage by providing a separate drainage system which shall discharge to an approved storm sewer, drainage ditch, seepage pit or by other methods approved by the Township Engineer. Seepage pits for individual dwellings will not be permitted when a storm sewer or drainage ditch is within 200 feet of the subject property unless otherwise approved by the Township Engineer.

(d)

Where it is necessary to construct a separate drainage system to accommodate flows from gravity basement drains or sump pumps due to absence of existing or proposed storm sewers, a design prepared by a licensed professional engineer shall be submitted for approval. Plans for all minor or major subdivisions and site plans are required to include provisions for a drainage connector from each lot.

(e)

There shall be no sump pump discharge or mechanical discharge of any stormwater directly onto any Township street or sidewalk, into the sanitary sewer or directly into any public drywell in accordance with Township Code Chapter 132.

Surface water runoff control plan standards for residential lots.

(1)

(2)

At the time of application to the Township Construction Code Official for a building permit for any building within either an individual lot or part of an approved subdivision or site plan, the applicant shall submit a surface water runoff control plan to the Township Engineer for review and approval.

(3)

At a minimum, the following items are required as part of the surface water runoff control plan:

(a)

An outbound survey, inclusive of all easements, of the property on which the structure is proposed, as prepared by a New Jersey-licensed land surveyor, indicating the name and the development and/or applicant, Tax Map, lot, block and street address. The scale of the survey shall be no smaller than one inch equals 30 feet.

(b)

Footprint of the proposed dwelling unit.

(c)

The basement elevation, garage elevation, and finished floor elevation of the proposed building, based upon USC&GS MSL data. Spot grades should be provided at all corners of the building footprint and garage apron.

(d)

Data showing that the lowest finished floor of the structure, including the basement, is at least one foot above the delineated 100-year flood elevation of any watercourse on or near the property, or one foot above the seasonal high-water table, as determined by test pit, soil boring, or investigative work done in conjunction with an on-site individual sewage disposal system.

(e)

Provision of sufficient, existing and proposed contour lines and spot elevations to show the direction of surface water runoff, yard slopes greater than 2% or less than one vertical to three horizontal, elimination of any standing water conditions, and grading which will not adversely impact adjoining properties.

(f)

The location of proposed potable water and sanitary sewer services or potable water supply well and on-site individual sewage disposal system, as approved by the Board of Health, including all fill and grading required to install the disposal system. The applicant shall show the location of any proposed sump pump pit and the point of discharge on the property.

(g)

Driveway location.

(h)

Any or all of the above standards may be waived by the Township Engineer, as site conditions may require. An acceptable surface water runoff control plan report must be issued by the Township Engineer prior to the issuance of a building permit by the Township Construction Code Official.

Penalties. Any person(s) who erects, constructs, alters, repairs, converts, maintains, or uses any building, structure or land in violation of this section shall be subject to the penalties set forth in § 1-15 of the Township Code.

§ 150-62 Soil disturbance.

No soil disturbance shall be permitted and no earth shall be moved on or off a site, regardless of the time span to accomplish such activity. However, nothing in this subsection shall be construed to prevent any owner, otherwise eligible in accordance with law, from excavating or cutting, stripping or otherwise disturbing lands or soil for the following purposes:

Construction, uses and modifications of a one-family dwelling and its normal accessory and appurtenant uses.

Gardening for noncommercial purposes.

Commercial, agricultural or horticultural use when in accordance with accepted farm agricultural practices, approved by the Freehold Soil Conservation District.

Excavation or cutting, stripping or other land or soil disturbance, other than removal from the site, necessary for the construction or reconstruction of curbs, sidewalks, private residential driveways, drainage systems, sewage disposal systems, swimming pools and other utility service connections, provided that all other Township, County, State and district approvals have been received.

Installation, removal, replacement or maintenance of landscaping, including trees, shrubs, flowers and cover, where the existing land contours are not changed by more than one foot.

Subdivision or site plans where the Board has approved the proposed soil disturbance and earthwork balance.

§ 150-63 (Reserved)

§ 150-64 (Reserved)

§ 150-65 (Reserved)

§ 150-66 (Reserved)

§ 150-67 (Reserved)

§ 150-68 (Reserved)

§ 150-69 (Reserved)