[Amended 6-17-2002 by Ord. No. 15-2002; 10-7-2002 by Ord. No. 40-2002]
[Added 6-17-2002 by Ord. No. 15-2002; amended 10-7-2002 by Ord. No. 40-2002]
All residential development shall be subject
to the New Jersey Residential Site Improvement Standards, N.J.A.C.
5:21-1.1 et seq. (RSIS) which are incorporated by reference herein.
Where RSIS does not address a specific standard, the standards contained
within the Readington Township Land Development Ordinance shall apply.
[Added 6-17-2002 by Ord. No. 15-2002; amended 10-7-2002 by Ord. No. 40-2002]
All nonresidential development with the exception
of agricultural development that is in conformance with a farm plan
approved by the Natural Resource Conservation Science Office and signed
by the Hunterdon County Soil Conservation District, shall be subject
to the standards contained herein.
[Amended 6-17-2002 by Ord. No. 15-2002]
The Planning Board and Zoning Board of Adjustment
shall have the power to waive any of the requirements or details specified
in this section. The applicant shall submit a letter to the Board
indicating the items for which the waivers are requested with an explanation
for the waiver request. The Board shall evaluate each waiver request
individually and may grant or deny any such waiver request.
Bikeways and paths may be required at the approving
authority's discretion, depending on the development's location in
relation to schools, recreation area, shopping facilities and existing
and proposed paths and bikeways. Bicycle traffic shall be separated
from motor vehicle and pedestrian traffic as much as possible.
Within any zone in which the nonresidential
use submitted for subdivision or site plan approval abuts a residential
zone or residential use, the following buffer area and landscaping
requirements shall apply:
A.
The minimum width of the buffer shall be as designated in Articles IV and V or if not designated, as in the case of a nonpermitted use in the residential zone, a minimum fifty-foot buffer, or as approved by the Board, shall be provided. Buffer area shall be contiguous with residential property lines and shall be of uniform width. If the buffer is less than 20 feet wide, the applicant may be required to erect a six-foot-high stockade fence within the buffer area parallel to the lot line of the abutting residential lot and set back a distance appropriate for the landscaping treatment in the buffer area.
[Amended 4-15-2002 by Ord. No. 9-2002]
B.
Requirements for planting in the buffer area.
(1)
A solid and continuous landscaped screen shall be
planted and maintained to conceal parking and loading areas, eliminate
the glare of vehicle lights throughout the year and camouflage buildings
from abutting residential areas. The landscape screen shall consist
of evergreen trees, such as hemlock, Douglas fir, Norway spruce, etc.
Trees shall be planted in a zigzag pattern and not more than six feet
apart, except where otherwise authorized by the approving authority.
Evergreen trees shall not be less than five feet high when planted,
and the lowest branches shall be not more than one foot above the
ground. In the event the existing evergreen trees do not cover the
required area, said landscaping screen shall be supplemented with
evergreen shrubbery. The entire buffer area shall be planted in accordance
with these provisions.
[Amended 4-15-2002 by Ord. No. 9-2002]
(2)
In addition to the landscaped screen, canopy trees, such as sugar maples, scarlet oaks, pin oaks, willow oaks, Norway maples, sweet gum and ash, and as listed in § 148-66, shall be planted by the applicant at a distance of not more than 40 feet from each other.
(3)
The height of the landscaped screen shall be measured
in relation to the elevation of the edge of the parking and loading
area. Where the landscaped screen is lower than the elevation of the
parking or loading area, either the required height of the screen
shall be increased equal to the difference in elevation or the parking
or loading area shall be moved to allow the plantings to be located
in an area with a similar elevation as the parking or loading area.
(4)
If the buffer area includes existing growth of evergreen
and deciduous trees and shrubbery but not enough to provide a suitable
screen as required above, existing trees and shrubbery may remain
and shall be supplemented by additional evergreen plantings to provide
the required landscape screen.
A.
Appearance and location of buildings and developments.
(1)
An effort should be made to add variety and creative
imagination within any development to avoid repetition and lack of
design interest. No more than three identical structures should be
visible from any single point on a street.
(2)
The site plan should be broken into visually small
units such as quadrangles, culs-de-sac and courts.
B.
Minimum sky exposure, light and air and privacy. When
buildings are too close to each other or too high or when a wing of
the same building is too close to a window, the amount of light and
natural ventilation is curtailed. Solar heat is also impeded. Windows
of different units which look into each other across short distances
also lack privacy of sight and sound. The following provisions and
diagrams shall therefore be followed with respect to the interrelation
of such obstructions and windows which are required in all living
rooms and bedrooms.
(1)
Each window shall be provided with natural light and
ventilation as follows: Consider the center of the window sill as
the center of a 180° arc swung horizontally outward from the plan
face of the wall; within the middle 60° of this 180° arc,
no obstruction (the obstruction may be a facing building or part thereof
or a wing or court wall of the same building) may be higher above
the window sill at any point than 1/2 its horizontal distance from
the window sill.
(2) 
These provisions do not apply to overhanging eaves
or canopies on the same wall as the window. They also do not apply
to second windows in a room.
[Amended 6-17-2002 by Ord. No. 15-2002; 10-7-2002 by Ord. No. 40-2002; 4-18-2007 by Ord. No. 11-2007; 10-4-2021 by Ord. No. 33-2021]
A.
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 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.
B.
Purpose. The purpose of this ordinance is to establish minimum stormwater management requirements and controls for "major development, minor development and redevelopment," as defined below in § 148-65.1.
C.
D.
Compatibility with other permit and ordinance requirements.
(1)
Development approvals issued pursuant to this ordinance 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 ordinance shall be held to be the minimum requirements for
the promotion of the public health, safety, and general welfare.
(2)
This ordinance 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 ordinance 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.
[Amended 6-17-2002 by Ord. No. 15-2002; 10-7-2002 by Ord. No. 40-2002; 4-18-2007 by Ord. No. 11-2007; 10-4-2021 by Ord. No. 33-2021]
For the purposes of this chapter, the following definitions
are created and shall apply. They are the same as or based on the
corresponding definitions in the Stormwater Management Rules at N.J.A.C.
7:8-1.2.
Those areas with boundaries incorporated by reference or
revised by the Department in accordance with N.J.A.C. 7:7-13.16.
The map used by the Department to identify the location of
Coastal Planning Areas, CAFRA centers, CAFRA cores, and CAFRA nodes.
The CAFRA Planning Map is available on the Department's Geographic
Information System (GIS).
An infiltration system, sand filter designed to infiltrate,
standard constructed wetland, or wet pond, established in accordance
with N.J.A.C. 7:84.2(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.
The increase in soil bulk density.
The area from which stormwater runoff drains to a stormwater
management measure, not including the area of the stormwater management
measure itself.
A pedestrian-oriented area of commercial and civic uses serving
the surrounding municipality, generally including housing and access
to public transportation.
An agency designated by the County Board of Commissioners
to review municipal stormwater management plans and implementing ordinance(s).
The county review agency may either be:
The Department of Environmental Protection.
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.
A State Development and Redevelopment Plan Center as designated
by the State Planning Commission such as urban, regional, town, village,
or hamlet.
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. 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.
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.
A geographic area within which stormwater, sediments, or
dissolved materials drain to a particular receiving waterbody or to
a particular point along a receiving waterbody.
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.
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.
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
well head 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.
The detachment and movement of soil or rock fragments by
water, wind, ice, or gravity.
A stormwater management measure that manages stormwater close
to its source by:
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.
A surface that has been covered with a layer of material
so that it is highly resistant to infiltration by water.
The process by which water seeps into the soil from precipitation.
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.
An individual "development," as well as multiple developments
that individually or collectively result in:
Major development includes all developments 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 A(1), (2), (3), or (4) 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."
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.
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.
Any city, borough, town, township, or village.
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 § 148-65.3F of this chapter 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.
An area designated by the State Planning Commission concentrating
facilities and activities which are not organized in a compact form.
A chemical element or compound, such as nitrogen or phosphorus,
which is essential to and promotes the development of organisms.
Any individual, corporation, company, partnership, firm,
association, political subdivision of this state and any state, interstate,
or federal agency.
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.
The amount of water from precipitation that infiltrates into
the ground and is not evapotranspirated.
For the purposes of the stormwater management provisions of §§ 148-65 through 148-65.11, means 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 maintenance activity. If a project is considered to be a redevelopment project, all new impervious cover, whether created by adding to or replacing impervious cover that was in existence before the redevelopment 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.
Any of the following, alone or in combination:
A net increase of impervious surface;
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);
The total area of impervious surface proposed to be newly collected
by an existing stormwater conveyance system; and/or
The total area of impervious surface collected by an existing
stormwater conveyance system where the capacity of that conveyance
system is increased.
Any of the following, alone or in combination:
The total area of motor vehicle surface that is currently receiving
water;
A net increase in motor vehicle surface; and/or 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.
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.
The lot or lots upon which a major development is to occur
or has occurred.
All unconsolidated mineral and organic material of any origin.
An area delineated on the State Plan Policy Map and adopted
by the State Planning Commission that is intended to be the focus
for much of the state's future redevelopment and revitalization efforts.
The geographic application of the State Development and Redevelopment
Plan's goals and statewide policies, and the official map of these
goals and policies.
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.
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).
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 non-stormwater discharges
into stormwater conveyances.
A public body authorized by legislation to prepare stormwater
management plans.
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.
Water flow on the surface of the ground or in storm sewers,
resulting from precipitation.
A flood hazard area in which the flood elevation resulting
from the two-, ten-, or 100-year storm, as applicable, is governed
by tidal flooding from the Atlantic Ocean. Flooding in a tidal flood
hazard area may be contributed to, or influenced by, stormwater runoff
from inland areas, but the depth of flooding generated by the tidal
rise and fall of the Atlantic Ocean is greater than flooding from
any fluvial sources. In some situations, depending upon the extent
of the storm surge from a particular storm event, a flood hazard area
may be tidal in the 100-year storm, but fluvial in more frequent storm
events.
A neighborhood given priority access to state resources through
the New Jersey Redevelopment Authority.
A zone designated by the New Jersey Enterprise Zone Authority
pursuant to the New Jersey Urban Enterprise Zones Act, N.J.S.A. 52:27H-60
et. seq.
Previously developed portions of areas:
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.
The ocean and its estuaries, all springs, streams, wetlands,
and bodies of surface or groundwater, whether natural or artificial,
within the boundaries of the State of New Jersey or subject to its
jurisdiction.
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.
[Added 6-17-2002 by Ord. No. 15-2002; amended 10-7-2002 by Ord. No. 40-2002; 4-18-2007 by Ord. No. 11-2007; 9-2-2008 by Ord. No. 27-2008; 2-17-2009 by Ord. No. 03-2009; 10-4-2021 by Ord. No. 33-2021]
A.
Stormwater management measures for developments shall be designed
to provide erosion control, groundwater recharge, stormwater runoff
quantity control, and stormwater runoff quality treatment as follows:
(1)
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.
(2)
The minimum standards for groundwater recharge, stormwater quality,
and stormwater runoff quantity shall be met by incorporating green
infrastructure.
B.
The standards in §§ 148-65 through 148-65.11 apply only to new major or minor development or redevelopment 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.
[Added 6-17-2002 by Ord. No. 15-2002; amended 10-7-2002 by Ord. No. 40-2002; 4-18-2007 by Ord. No. 11-2007; 9-2-2008 by Ord. No. 27-2008; 2-17-2009 by Ord. No. 03-2009; 10-4-2021 by Ord. No. 33-2021]
A.
The development shall incorporate a maintenance plan for the stormwater management measures incorporated into the design of a major development in accordance with § 148-65.9.
B.
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 15.150, particularly
Helonias bullata (swamp pink) and/or Clemmys muhlenbergii (bog turtle).
C.
The following linear development projects are exempt from the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of § 148-65.3P, Q and R:
(1)
The construction of an underground utility line, provided that
the disturbed areas are revegetated upon completion;
(2)
The construction of an aboveground utility line, provided that
the existing conditions are maintained to the maximum extent practicable;
and
(3)
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.
D.
A waiver from strict compliance from the green infrastructure, groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of § 148-65.3O, P, Q and R 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:
(1)
The applicant demonstrates that there is a public need for the
project that cannot be accomplished by any other means;
(4)
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 § 148-65.3D(3) above within the upstream drainage area of the receiving stream, that would provide additional opportunities to mitigate the requirements of § 148-65.3O, P, Q and R that were not achievable on site.
E.
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 § 148-65.3O, P, Q and R. 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 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.
F.
Where the BMP tables in the NJ Stormwater Management Rule are different
due to updates or amendments with the tables in this ordinance 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
|
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
|
—
|
|
(Notes corresponding to annotations(a) through (g) are found after Table 3.)
|
|
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
|
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
|
|
(Notes corresponding to annotations (b) through (d) are found after Table 3.)
|
|
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
|
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 § 148-65.3O(2);
|
|
(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 § 148-65.1;
|
|
(h)
|
Manufactured treatment devices that do not meet the definition of green infrastructure at § 148-65.1.
|
G.
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 § 148-65.5B. Alternative stormwater management measures may be used to satisfy the requirements at § 148-65.3O only if the measures meet the definition of green infrastructure at § 148-65.1. Alternative stormwater management measures that function in a similar manner to a BMP listed at § 148-65.3O(2) are subject to the contributory drainage area limitation specified at § 148-65.3O(2) 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 § 148-65.3O(2) 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 § 148-65.3D is granted from § 148-65.3O.
H.
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.
I.
Design standards for stormwater management measures are as follows:
(1)
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; and the presence of solution-prone
carbonate rocks (limestone);
(2)
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 § 148-65.7C;
(3)
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, 7.4, and 7.5 shall
be deemed to meet this requirement;
(4)
Stormwater management BMPs shall be designed to meet the minimum safety standards for stormwater management BMPs at § 148-65.7; and
(5)
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.
J.
Manufactured treatment devices may be used to meet the requirements of this subchapter, 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 § 148-65.1 may be used only under the circumstances described at § 148-65.3O(4).
K.
Any application for a new agricultural development that meets the definition of major development at § 148-65.1 shall be submitted to the Soil Conservation District for review and approval in accordance with the requirements at § 148-65.3O, P, Q and R 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.
L.
If there is more than one drainage area, the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards at § 148-65.3P, Q and R shall be met in each drainage area, unless the runoff from the drainage areas converge onsite 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.
M.
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 County Clerk, Hunterdon County. 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 § 148-65.3O, P, Q and R and shall identify the location of the stormwater management measure(s) in NAD 1983 State Plane New Jersey FIPS 2900 US 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 § 148-65.9B(5). 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.
N.
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 § 148-65.3 of this chapter 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 County Clerk, Hunterdon County and shall contain a description and location of the stormwater management measure, as well as reference to the maintenance plan, in accordance with Subsection M 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 M above.
O.
Green infrastructure standards.
(1)
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.
(2)
To satisfy the groundwater recharge and stormwater runoff quality standards at § 148-65.3P and Q, the design engineer shall utilize green infrastructure BMPs identified in Table 1 at § 148-65.3F and/or an alternative stormwater management measure approved in accordance with § 148-65.3G. 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
|
(4)
If a variance in accordance with N.J.A.C. 7:8-4.6 or a waiver from strict compliance in accordance with § 148-65.3D 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 § 148-65.3G may be used to meet the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards at § 148-65.3P, Q and R.
(5)
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 § 148-65.3P, Q and R, unless the project is granted a waiver from strict compliance in accordance with § 148-65.3D.
P.
Groundwater recharge standards.
(1)
This subsection contains the minimum design and performance
standards for groundwater recharge as follows.
(2)
The design engineer shall, using the assumptions and factors for stormwater runoff and groundwater recharge calculations at § 148-65.4, either:
(a)
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
(b)
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.
(3)
This groundwater recharge requirement does not apply to projects within the "urban redevelopment area," or to projects subject to Subsection P(4) below.
(4)
The following types of stormwater shall not be recharged:
(a)
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
(b)
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.
Q.
Stormwater runoff quality standards.
(1)
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 regulated
motor vehicle surface.
(2)
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:
(a)
Ninety 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.
(b)
If the surface is considered regulated motor vehicle surface
because the water quality treatment for an area of motor vehicle surface
that 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.
(3)
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 a NJPDES permit from this requirement. Every major development, including any that discharge into a combined sewer system, shall comply with Subsection Q(2) above, unless the major development is itself subject to a 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.
(4)
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
|
(5)
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
|
(6)
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 § 148-65.3P, Q and R. Total phosphorus (TP) and total nitrogen (TN) should be removed as low as practically possible.
(7)
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.
(8)
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.
(9)
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.
(10)
This 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.
R.
Stormwater runoff quantity standards.
(1)
This subsection contains the minimum design and performance
standards to control stormwater runoff quantity impacts of major development.
(2)
In order to control stormwater runoff quantity impacts, the design engineer shall, using the assumptions and factors for stormwater runoff calculations at § 148-65.4, complete one of the following:
(a)
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 pre-construction runoff hydrographs for the same
storm events;
(b)
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;
(c)
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; or
(d)
In tidal flood hazard areas, stormwater runoff quantity analysis in accordance with Subsection R(2)(a), (b) and (c) above is required unless the design engineer demonstrates through hydrologic and hydraulic analysis that the increased volume, change in timing, or increased rate of the stormwater runoff, or any combination of the three will not result in additional flood damage below the point of discharge of the major development. No analysis is required if the stormwater is discharged directly into any ocean, bay, inlet, or the reach of any watercourse between its confluence with an ocean, bay, or inlet and downstream of the first water control structure.
(3)
The stormwater runoff quantity standards shall be applied at
the site's boundary to each abutting lot, roadway, watercourse, or
receiving storm sewer system.
(4)
For minor developments for each square foot or new impervious
surface, two gallons of stormwater will be managed on site using green
infrastructure practices. Of the volume 0.78 gallons (equivalent to
the water quality design storm of 1.25 inches) must be retained on
site while the remainder may be discharged offsite from the stormwater
management measure. The green infrastructure practices such as grass
swale, green roof, pervious paving systems, small scale bioretention
basins, rain gardens, small scale infiltration basins, small scale
sand filter, vegetative strip, cistern, and drywell shall be designed
and implemented as required. The use of cisterns and drywells is allowed
only where the other listed methods cannot meet the requirements of
this subsection.
[Added 6-17-2002 by Ord. No. 15-2002; amended 10-7-2002 by Ord. No. 40-2002; 4-18-2007 by Ord. No. 11-2007; 9-2-2008 by Ord. No. 27-2008; 2-17-2009 by Ord. No. 03-2009; 10-4-2021 by Ord. No. 33-2021]
A.
Stormwater runoff shall be calculated in accordance with the following:
(1)
The design engineer shall calculate runoff using one of the
following methods:
(a)
The 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 or at United States Department of Agriculture
Natural Resources Conservation Service, 220 Davison Avenue, Somerset,
New Jersey 08873.
(b)
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.
(2)
For the purpose of calculating runoff coefficients and groundwater recharge, there is a presumption that the pre-construction 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 § 148-65.4A(1)(a) and the rational and modified rational methods at § 148-65.4A(1)(b). 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 have 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).
(3)
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 pre-construction stormwater runoff rates and volumes.
(4)
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.
(5)
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.
B.
Groundwater recharge may be calculated in accordance with the following:
(1)
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 or at New Jersey
Geological and Water Survey, 29 Arctic Parkway, PO Box 420 Mail Code
29-01, Trenton, New Jersey 08625-0420.
[Added 10-4-2021 by Ord.
No. 33-2021]
A.
Technical guidance for stormwater management measures can be found
in the documents listed below:
(1)
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.
(2)
Additional maintenance guidance is available on the Department's
website.
B.
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.
[Added 10-4-2021 by Ord.
No. 33-2021]
A.
Site design features identified under § 148-65.3F above, or alternative designs in accordance with § 148-65.3G 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 § 148-65.6A(2) below.
(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 inch across the smallest dimension.
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.
(c)
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.
(2)
The standard in Subsection A(1) above does not apply:
(a)
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;
(b)
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;
(c)
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:
[1]
A rectangular space 4.625 inches long and 1.5 inches
wide (this option does not apply for outfall netting facilities);
or
[2]
A bar screen having a bar spacing of 0.5 inch.
|
Note that these exemptions do not authorize any infringement
of requirements in the Residential Site Improvement Standards for
bicycle safe grates in new residential development [N.J.A.C. 5:21-4.18(b)2
and 7.4(b)1].
|
(d)
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
(e)
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.
[Added 10-4-2021 by Ord.
No. 33-2021]
A.
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.
B.
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 § 148-65.7C(1), (2), and (3) for trash racks, overflow grates, and escape provisions at outlet structures.
C.
Requirements for trash racks, overflow grates and escape provisions.
(1)
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:
(a)
The trash rack shall have parallel bars, with no greater than
six-inch spacing between the bars;
(b)
The trash rack shall be designed so as not to adversely affect
the hydraulic performance of the outlet pipe or structure;
(c)
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
(d)
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.
(2)
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:
(a)
The overflow grate shall be secured to the outlet structure
but removable for emergencies and maintenance.
(b)
The overflow grate spacing shall be no less than two inches
across the smallest dimension.
(c)
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.
(3)
Stormwater management BMPs shall include escape provisions as
follows:
(a)
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 § 148-65.7C, a freestanding outlet structure may be exempted from this requirement.
(b)
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 foot to 1 1/2 feet above the permanent water surface. See § 148-65.7E for an illustration of safety ledges in a stormwater management BMP; and
(c)
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.
D.
Variance or 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.
E.
Safety ledge illustration.
 |
[Added 10-4-2021 by Ord.
No. 33-2021]
A.
Submission of site development stormwater plan.
B.
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 §§ 148-65 through 148-65.11.
C.
Submission of site development stormwater plan. The following information
shall be required:
(1)
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.
(2)
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.
(3)
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.
(4)
Land use planning and source control plan. This plan shall provide a demonstration of how the goals and standards of §§ 148-65.2 through 148-65.4 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.
(5)
Stormwater management facilities map. The following information,
illustrated on a map of the same scale as the topographic base map,
shall be included:
(a)
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.
(b)
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.
(6)
Calculations.
(a)
Comprehensive hydrologic and hydraulic design calculations for the predevelopment and post-development conditions for the design storms specified in § 148-65.3 of this chapter.
(b)
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 onsite 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.
(7)
Maintenance and repair plan. The design and planning of the stormwater management facility shall meet the maintenance requirements of § 148-65.9.
(8)
Waiver from submission requirements. The municipal official or board reviewing an application under §§ 148-65 through 148-65.11 may, in consultation with the municipality's review engineer, waive submission of any of the requirements in § 148-65.8C(1) through (6) of this chapter 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.
[Added 10-4-2021 by Ord.
No. 33-2021]
B.
General maintenance.
(1)
The design engineer shall prepare a maintenance plan for the
stormwater management measures incorporated into the design of a major
development.
(2)
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.
(3)
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.
(4)
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.
(5)
If the party responsible for maintenance identified under § 148-65.9B(3) above is not a public agency, the maintenance plan and any future revisions based on § 148-65.9B(7) below shall be recorded upon the deed of record for each property on which the maintenance described in the maintenance plan must be undertaken.
(6)
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.
(7)
The party responsible for maintenance identified under § 148-65.9B(3) above shall perform all of the following requirements:
(a)
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;
(b)
Evaluate the effectiveness of the maintenance plan at least
once per year and adjust the plan and the deed as needed; and
(c)
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 § 148-65.9B(6) and (7) above.
(8)
The requirements of § 148-65.9B(3) and (4) 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.
(9)
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.
C.
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.
[Added 10-4-2021 by Ord.
No. 33-2021]
All streets shall be provided with manholes, catch basins, pipes,
or other conveyance systems where the same may be necessary for proper
drainage. Designers should focus on the incorporation of properly
designed and distributed open, vegetated swales wherever practicable.
These systems provide a green infrastructure solution for stormwater
control and conveyance, providing both runoff volume and rate control
along with water quality benefits. These systems also provide a more
distributed, decentralized approach to managing stormwater at its
source consistent with the definition of green infrastructure.
A.
The system shall include the natural drainage basin area or areas
and shall be adequate to carry off the stormwater and natural drainage
water which originates not only within the lot or tract boundaries
but also that which originates beyond the lot or tract boundaries
in their current state of development. The system shall be extended
along the full length of any road improvement. No stormwater runoff
or natural drainage water shall be so diverted as to overload existing
drainage systems to create flooding or the need for additional drainage
structures on other private properties or public lands without proper
and approved provisions being made for taking care of these conditions.
B.
All materials used in the construction of storm sewers, bridges and
other drainage structures shall be in accordance with current specifications
of NJDOT for Road and Bridge Construction, as prepared by the New
Jersey Department of Transportation and any supplements, addenda and
modifications thereto unless otherwise specified by Readington Township.
Modifications or changes of these specifications may be requested
by the applicant but may be implemented only with the knowledge and
written consent of the Township following input received by the Township's
professionals.
C.
Pipe sizes shall be determined by acceptable drainage design procedures,
provided that the pipe size in a surface water drainage system shall
in no instance be less than 15 inches in diameter.
D.
Drainage inlets shall be located at all intersections, with inlets
on both sides of a street at intervals of not more than 300 feet or
such shorter distances as required to prevent the flow of surface
water from exceeding six cubic feet per second at the drainage inlet.
Access manholes shall be placed at maximum 400-foot intervals throughout
the system and at pipe junctions where there are no drainage inlets.
E.
Surface water in all paved areas shall be collected at intervals
so that it will not obstruct the flow of vehicular or pedestrian traffic
and will not create ponding in paved areas. Gutters or paved swales
shall be used whenever, in the judgment of the Township Engineer,
they are necessary to avoid erosion.
F.
Lots shall be graded away from the building(s) at a minimum 2% grade
in order to secure proper drainage. Additionally, drainage shall be
provided in a manner which will prevent the collection of stormwater
in pools or other unauthorized concentrations of flow and water shall
not flow across adjacent property lines at greater than predevelopment
rates.
G.
Approval of drainage structures shall be obtained from the appropriate
municipal, county, state and federal agencies and office. Where required,
each applicant shall make application to NJDEP, the Hunterdon County
Engineering Department and the Township Engineer. Final approval shall
not be effective until letters of approval from the proper governmental
authorities shall be furnished to the Secretary of the Planning Board
or the Secretary of the Zoning Board of Adjustment, as the case may
be, with a copy of each letter forwarded to the Township Engineer.
H.
When required by the Township and as indicated on an approved development
plan, a drainage right-of-way easement shall be provided to the Township
where a tract or lot is traversed by a watercourse, surface or underground
drainageway or drainage system, channel, or stream. Said easement
and right-of-way shall include provisions assuring the following:
preservation of the channel of the watercourse; prohibition of alteration
of the contour, topography or composition of the land within the easement
and right-of-way; prohibition of construction within the boundaries
of the easement and right-of-way which will obstruct or interfere
with the natural flow of the watercourse; and reservation to the (Public
Works Department) Township of a right of entry (but not the obligation)
for the purpose of maintaining the natural flow or drainage of the
watercourse, of maintaining any and all structures related to the
exercise of the easement and right-of-way and of installing and maintaining
a storm or sanitary sewer system or other public utility. The drainage
right-of-way easement shall conform substantially with the thread
of such watercourse and, in any event, shall meet any minimum widths
and locations as shown on any adopted Official Map or Master Plan
but not less than 25 feet in width. Such easement shall be expressed
on the plat as follows: "Drainage easement granted for the purposes
provided and expressed in the Land Development Ordinance of Readington
Township."
I.
Surface drainage of each lot will be reviewed to assure that stormwater
flows will not cascade from one lot to another in a manner that would
be detrimental to the use of an adjoining lot. This may require surface
water controls such as swales, surface drainage inlets and appropriate
easements, using best management practices and green infrastructure.
[Added 10-4-2021 by Ord.
No. 33-2021]
A.
Should there be a failure to provide the appropriate level of maintenance,
or should an emergency arise owing to inadequate maintenance or the
potential or realized failure of the BMP, the Township, including
Township designated agents or professionals, reserves the right of
entry to conduct inspections and/or maintenance. In those cases where
the maintenance of the BMP has not been conducted appropriately to
ensure the BMP's function, performance, and safety or where the public
health and welfare of the residents of Readington Township may be
compromised, the owner will be levied a fee for said maintenance conducted
by the Township or the Township's agents or professionals.
B.
Any responsible person who violates any portion of §§ 148-65 through 148-65.10 of this chapter shall be subject to penalties and, upon conviction, shall be liable to a fine not exceeding $5,000, imprisonment for a term not exceeding 120 days and/or a period of community service not exceeding 120 days. Each and every day such violation continues shall be deemed to be a separate violation.
C.
Injunctive relief. In addition to the foregoing, the Township may
institute and maintain a civil action for injunctive relief.
A.
Any required landscaping plan except for detached
single-family dwellings and minor site plans shall be prepared by
a landscape architect certified in New Jersey unless waived by the
Board.
B.
Any part or portion of a site which is not used for
buildings, other structures, loading and parking spaces and aisles,
sidewalks and designated storage area shall be planted with an all-season
ground cover and shall be landscaped according to an overall plan
prepared by a landscape architect certified in the State of New Jersey.
E.
All mechanical and electrical equipment not enclosed
in a structure shall be fully and completely screened from view from
any point and in a manner compatible with the architectural and landscaping
style of the remainder of the lot. Such screening shall be subject
to site plan review by the municipality.
F.
All landscaping materials shall be planted in accordance
with current American Nurseryman Association practices and standards.
Based upon site conditions at the time of landscape installation,
additional work may be required to assure proper drainage and soil
conditions.
G.
All landscaping shall be adequately staked. All trees
to be wrapped with Clark's tree wrap or suitable substitute.
H.
All trees shall be pruned back by approximately 1/3
with the exception of the top leader, which should not be cut.
I.
All landscaping shall be inspected prior to installation
by a qualified person to assure adherence to these guidelines.
J.
All planting materials shall meet the standards of
the American Association of Nurserymen.
K.
Landscaping and buffer yards must utilize a mixture
of the plant materials listed as outlined within this subsection unless
substitute species are approved by the Board. Minimum plant size,
given either in height or in caliper is indicated in this table.
(1)
Canopy trees (1 3/4 inch caliper).
(a)
Acer ginnala - Amur Maple.
(b)
Acer rubrum - Red Maple (Northern stock).
(c)
Acer saccharum - Sugar Maple.
(d)
Betula alba - European White Birch.
(e)
Betula papyrifera - Paper Birch.
(f)
Tagus grandifolia - American Beech.
(g)
Fagus sylvatica - European Beech.
(h)
Fraxinum americana - White Ash.
(i)
Fraxinum pennsylvania lanceloata - Green Ash.
(j)
Ginkgo biloba - Ginkgo (male only).
(k)
Gleditsia triacanthos inermis - Thornless Honey
Locust.
(l)
Liquidambar strataciflua - Sweet Gum.
(m)
Liriodendron tulipifera - Tulip Tree.
(n)
Phellodendron amurensa - Amur Cork Tree.
(o)
Plantanus acerifolia - London Plane Tree.
(p)
Quercus alba - White Oak.
(q)
Quercus borealis - Red Oak.
(r)
Quercus coccinea - Scarlet Oak.
(s)
Quercus palustris - Pin Oak.
(t)
Quercus phellos - Willow Oak.
(u)
Robina pseudoacacia inermis - Thornless Black
Locust.
(v)
Sophora japonica - Japanese Pagodatree.
(w)
Tilia - Linden (all species hardy to the area).
(x)
Zelkova serrata - Japanese Zelkova.
(2)
Flowering trees.
(a)
Amelanchier canadensis - Shadblow Serviceberry:
5 feet to 6 feet.
(b)
Cornus florida - Flowering Dogwood: 5 feet to
6 feet.
(c)
Cornus kousa - Kousa Dogwood: 5 feet to 6 feet.
(d)
Cornus mas - Cornelian Cherry: 5 feet to 6 feet.
(e)
Crataegus phaenopyrum - Washington Hawthorne:
5 feet to 6 feet.
(f)
Koelreuteria paniculata - Golden Rain Tree:
8 feet to 10 feet.
(g)
Laburnum vossi - Goldenchain: 8 feet to 10 feet.
(h)
Magnolia soulangeana - Saucer Magnolia: 5 feet
to 6 feet.
(i)
Malus baccata - Siberian Crab: 8 feet to 10
feet.
(j)
Malus floribunda - Japanese Flowering Crab:
8 feet to 10 feet.
(k)
Malus hopa - Hopa Red-flowering Crab: 8 feet
to 10 feet.
(l)
Oxydendrum arboreaum - Sourwood: 5 feet to 6
feet.
(m)
Prunus Kwanzan - Kwanzan Cherry: 8 feet to 10
feet.
(n)
Prunus yedoensis - Yoshino Cherry: 8 feet to
10 feet.
(3)
Evergreens (4 feet to 5 feet or as required by site
review):
(4)
Hedge.
(a)
Crataegus crus-galli - Cockspur Thorn: 3 feet
to 4 feet.
(b)
Forsythia intermedia - Border Forsythia: 4 feet
to 5 feet.
(c)
Rhammus frangula columnaris - Tallhedge Buckhorn:
3 feet to 4 feet.
(d)
Syringa chinensis - Chinese Lilac: 3 feet to
4 feet.
(e)
Syringa vulgaris - Common Lilac: 4 feet to 5
feet.
(5)
Shrubs.
(a)
Juniperus virginiana - Upright Juniper: 4 feet
to 5 feet.
(b)
Pyracantha lalandi - Laland Firethorn: 5 feet
to 6 feet.
(c)
Taxuc capitata - Upright Yew: 2 1/2 feet
to 3 feet.
(d)
Taxus hicksi - Hicks Yew: 2 1/2 feet to
3 feet.
(e)
Thuja Occidentalis - American Arborvitae: 4
feet to 5 feet.
(f)
Euyonymus alatus - Winged Euonymus: 3 feet to
4 feet.
(g)
Hamamelis vernalis - Vernal Witch Hazel: 4 feet
to 5 feet.
(h)
Hamamelis virginiana - Common Witch Hazel: 4
feet to 5 feet.
(i)
Ilex verticillata - Winterberry: 4 feet to 5
feet.
(j)
Rhamnus frangula - Glossy Buckthorn: 4 feet
to 5 feet.
(k)
Viburnum dentatum - Arrowood Viburnum: 4 feet
to 5 feet.
(l)
Viburnum Lantana - Wayfaringtree Viburnum: 4
feet to 5 feet.
(6)
Street trees.
(a)
Street trees shall be planted along all streets
where street trees do not exist or where sufficient stocking is not
present as determined by the Board.
(b)
Large street trees (mature height greater than
25 feet) shall be planted at intervals of not more than 50 feet and
small street trees at intervals of not more than 30 feet per each
side of the street. An equivalent number may be planted in an informal
arrangement, subject to Board approval.
(c)
At intersections, trees shall not be located
in site triangle areas or no closer than 30 feet from the intersection
of the street right-of-way.
(d)
A mixture of at least three different species/varieties
of trees is required.
(e)
Street trees shall be planted outside of the
street right-of-way, but not over underground utility easements, unless
otherwise approved by the Board and trimmed so as not to mask any
traffic control signs, traffic signals or other such devices.
(f)
Street trees shall be of certified nursery stock.
They shall be of symmetrical growth, free of insects, pests and disease,
suitable for street use and durable under the maintenance contemplated.
(g)
All plantings must be properly planted, staked
and guyed and shall be maintained or replaced if necessary by the
developer for at least two growing seasons.
(h)
The minimum trunk diameter, measured at a height
of four feet above the finished grade level, shall be 1 3/4 inches.
(i)
Approved trees include the following:
[1]
Acer rubrum - Red Maple (Northern Stock).
[2]
Acer saccharum - Sugar Maple.
[3]
Fraxinus americana - White Ash.
[4]
Fraxinus pennsylvania lanceolate - Green Ash.
[5]
Gleditsia tricanthos inermin - Thornless Honeylocust.
[6]
Liquidamber styraciflua - Sweet Gum.
[7]
Liriodendron tulipifera - Tulip.
[8]
Phellodendron amurense - Amur Cork Tree.
[9]
Platanus Acerifolia - London Plane Tree.
[10]
Quercus alba - White Oak.
[11]
Quercus coccinea - Scarlet Oak.
[12]
Quercus borealis - Red Oak.
[13]
Quercus palustris - Pin Oak.
[14]
Quercus phellos - Willow Oak.
[15]
Robina pseudoacacia inermis - Thornless Black
Locust.
[16]
Zelkova serrata - Japanese Zelkova.
[17]
Acer ginnala - Amus Maple.
[18]
Cornus florida - Flowering Dogwood.
[19]
Crataegus phaenopyrm - Washington Hawthorn.
[20]
Gingko biloba - Gingko (male only).
[21]
Prunus kwanzan - Kwanzan Cherry.
[22]
Sophora japonican - Japanese Pagodatree.
(7)
Other species may be used upon approval by the Board.
A.
Streetlighting of a type supplied by the utility and
of a type and number approved by the Township Engineer may be required
at all street intersections and along all arterial, collector and
local streets and anywhere else deemed necessary for safety reasons.
Wherever electric utility installations are required to be underground,
the applicant shall provide for underground service for streetlighting.
All streetlighting shall be shielded so that no direct light or glare
is visible from residences or to motorists.
B.
All parking areas and walkways thereto and appurtenant
passageways and driveways serving commercial, public, office, multiple
family or other uses having common off-street parking and/or loading
areas shall be adequately illuminated for security and safety purposes.
The lighting plan in and around the parking areas shall provide for
nonglare lights focused downward. The light intensity provided at
ground level shall be indicated in footcandles on the submitted site
plans and shall average at least one footcandle at intersections and
1/2 footcandle elsewhere in the area to be illuminated. Lighting shall
be provided by fixtures with a mounting height not more than 25 feet
or the height of the building, whichever is less, measured from the
ground level to the center line of the light source, spaced a distance
not to exceed five times the mounting height.
C.
Any outdoor lighting such as building, sidewalk and
driveway illumination, lighting of signs and ornamental lighting,
shall be shown on the lighting plan in sufficient detail to allow
a determination of the effects upon adjacent properties, traffic safety
and overhead sky glow. The objective of these specifications is to
minimize undesirable off-premises effects. No light shall shine into
windows or onto streets and driveways in such a manner as to interfere
with or distract driver vision. No bare bulb, tube, lens or reflecting
surface of an outside light shall be visible from any point off site
or at any point above the level of the source, unless screened by
trees or remote distances. No illumination from signs, windows, buildings
or open lots visible from the public right-of-way shall be powered
by more than 20 watts per square foot of visible luminous area. To
achieve these requirements, the intensity of such light sources, the
light shielding and similar characteristics shall be subject to site
plan approval.
D.
The use of high-pressure sodium lights shall be prohibited.
A.
Insofar as is practical, side lot lines shall be either
at right angles or radial to street lines.
B.
Each lot must front upon a street approved by the Board. Lot frontage on an approved street may not be less than 50 feet measured along the tangent. The circumference of the minimum lot circle may not be more than 150 feet from the street right-of-way line or as otherwise specified in Article IV.
C.
All lots shall be suitable for the purpose(s) of their
intended use. Where there is a question as to the suitability of a
lot or lots for their intended use due to factors such as poor drainage
conditions or flood conditions, percolation tests or test borings
indicating the ground conditions to be inadequate for proper sewage
disposal for on-lot sewage treatment or similar circumstances, the
Board, after adequate investigation and receipt of a written report
by the Township Board of Health or other designated Township official,
may withhold approval of such lots or require larger lots to eliminate
any environmental problems. If approval is withheld, the Board shall
give reasons in a resolution and notify the applicant and enter the
same in the minutes. The Board may also require larger lots adjacent
to major streets, where in the judgment of the Board, the larger lots
will promote the safety and general welfare of the public and the
preservation of rural atmosphere.
D.
Concrete monuments shall be installed in accordance
with the requirements of the New Jersey Map Filing Act and on unmonumented
external courses of the property.
E.
Generally, no lot may be deeper than three times its
width.
F.
Where extra width is provided for the widening of
existing streets, lot measurements shall begin at such extra width
line and all setbacks shall be measured from such line unless otherwise
provided by the Zoning Ordinance.
A.
Natural features such as trees, hilltops and views,
natural terrain, open waters and natural drainage ridge lines and
existing farm structures and houses shall be preserved whenever possible
in designing any development containing such features.
B.
No topsoil shall be removed from areas intended for
lawn and open space. Topsoil moved during the course of construction
shall be redistributed evenly over the tract so as to provide at least
six inches of cover to all areas, where possible, which cover shall
be stabilized by approved seeding and/or planting.
C.
All trees 12 inches in diameter or greater measured
four feet above the grade within areas to be disturbed shall be accurately
located and identified as to species and whether it is to be removed
or remain.
D.
Conservation easements shall be required along all
drainage and stormwater rights-of-way in a subdivision and shall be
required also along all streams or other watercourses along which
drainage rights-of-way are not required. Such easements are intended
to help prevent the siltation of streams and other watercourses and
siltation and/or erosion of streams and other watercourses and adjacent
lands. The land subject to conservation easements shall be a strip
at least 50 feet in width centered on the thread of the stream. The
easement, at a minimum, shall encompass the natural floodplain and/or
flood-fringe area. Such conservation easement shall contain provisions
to restrict the removal of trees and ground cover except for the following
purposes: removal of dead or diseased trees, thinning of trees and
other growth to encourage the most desirable growth, removal of trees
in areas to be flooded for the creation of ponds, lakes or stormwater
control facilities. The easement shall be indicated on the plat described
in the deed and shall be marked on the land by iron pipes wherever
the lines of such easement change direction or intersect lot lines.
(1)
Wherever a conservation easement is established by
a property owner, whether voluntarily or as required by ordinance
or statute, the conservation easement shall contain the following
language:
[Added 1-22-2008 by Ord. No. 02-2008; amended 4-21-2008 by Ord. No. 09-2008]
(a)
No topsoil, soil, sand, gravel, loam, rock or
other material shall be excavated, dredged or removed from the easement
area and the natural topography and contours of the land shall not
be changed by excavation, grading or other physical alteration of
the land surface except with written approval of the Township acting
through the governing body or such other body or official as the governing
body may designate, it being intended that the natural elevation and
function of the terrain within the easement area be preserved.
(b)
No buildings, structures, fences or other improvements
shall be erected or placed within the easement area and no roads,
drives or trails for motorized vehicles shall be constructed or maintained
within the easement area except with written approval of the Township
acting through the governing body or such other body or official as
the governing body may designate. Motorized vehicles shall include
(but not be limited to) automobiles, trucks, snowmobiles, motorcycles,
motorbikes, mopeds, go carts, dune buggies and all-terrain vehicles.
(c)
No solid or liquid materials of any kind shall
be kept or stored within the easement area except with written approval
of this Township acting through the governing body or such other body
or official as the governing body may designate.
(d)
No dumping or placing of soil or other substances
or materials as landfill, and no dumping or placing of trash, waste
or unsightly or offensive material, for disposal or otherwise, and
no planting, placing or dumping of any plant or vegetative matter
shall be permitted within the easement area except with written approval
of this Township acting through the governing body or such other body
or official as the governing body may designate.
(e)
No grazing or pasturing of livestock, and no
tilling or plowing of the soil, or cultivation of crops shall be permitted
within the easement area except with written approval of this Township
acting through the governing body or such other body or official as
the governing body may designate.
(f)
No mowing of grasses nor cutting or removal
of live trees, shrubs or other vegetation now or hereafter existing
within the easement area shall be permitted except with written approval
of the Township acting through the governing body or such other body
or official as the governing body may designate.
(g)
No activities shall be permitted within the
easement area which might be detrimental to drainage, flood control,
springs, water conservation, water quantity or quality protection,
erosion control, soil conservation or vegetation or scenic protection
and no other act or uses detrimental to the preservation of the easement
area shall be permitted except with written approval of the Township
acting through the governing body or such other body or official as
the governing body may designate.
(h)
The Township of Readington shall be permitted
limited access to an entry upon the property at all reasonable times
but solely for the purposes of inspection and enforcement in order
to assure compliance with the terms and conditions herein contained.
(i)
Persons in violation of the terms of conservation easements required pursuant to § 148-69D(1) shall be subject to a penalty pursuant to Readington Township Land Development Ordinance § 148-123 entitled "Violations" and § 148-124 entitled "Penalties" and shall be required to restore the conservation easement area disturbed to its predisturbance condition.
(j)
The applicant shall be subject to a Township
inspection fee, which shall be posted by the applicant at final subdivision
or site plan approval, for an inspection to be conducted by the Township
of the conservation easement area subsequent to completion of all
improvements on the site.
(2)
Signs shall be provided along the boundary of the
conservation easement in order to clearly identify the limits and
nature of the easement, in accordance with § 148-116A(19)
and Schedule C of the Land Development Ordinance. Signs shall be affixed
at appropriate intervals and locations as directed by the approving
authority. The location of signs shall be provided on the plans.
[Added 4-21-2008 by Ord. No. 09-2008]
E.
All existing farm structures and houses shall be identified
and evaluated for preservation as part of the plan. In instances where
the structures cannot be preserved on-site attempts shall be made
to have the structures and/or salvageable portions of the structures
be relocated or recycled in new or renovated buildings.
[Added 3-16-2020 by Ord.
No. 07-2020]
A.
Every application to a Board for approval of a subdivision, site plan or variance that proposes tree removal of any tree with a DBH of six inches or more, unless exempted pursuant to § 148-79.10, shall include a tree removal and tree replacement plan for approval by the Board in accordance with this section.
B.
The following information shall be provided on the tree removal and
tree replacement plan:
(1)
Location of individual trees with a DBH of six inches or greater
identified by size and species with the area of development/limit
of disturbance.
(2)
Clear labeling of the area intended for tree removal including
the size and species of each tree in such area.
(3)
List of trees to be removed with a DBH of six inches or greater
identified by size and species, including total number of each species
to be removed.
(4)
Location of staging areas.
(5)
Location of slopes greater than 15% where tree removal is proposed.
(7)
Location of individual existing trees noted by the Environmental
Commission for preservation within the area of development/limit of
disturbance identified by size and species.
(8)
Tree and soil protection zone details and limit of tree and
soil protection zone. Chain link fencing out to the dripline is preferred,
but other forms of protection can be used as recommended by the Environmental
Commission. The area within the tree and soil protection zone should
not be disturbed except by arboricultural activities that improve
the health and safety of the tree.
(10)
Such other information as may be deemed necessary in order to
effectively evaluate the plan.
D.
Tree and soil protection zones.
(1)
As used in this section, reference to "construction site" or
"site" shall refer to any real property upon which any person (referred
to herein as a "contractor") proposes to or does engage in the construction,
reconstruction, or demolition of any building, structure or other
improvement including landscaping located upon said real property.
(2)
Contractors shall comply with the provisions of this section
on site during construction.
(3)
Contractors shall safeguard areas referred to as "tree and soil protection zones" on site during construction. The phrase "tree and soil protection zone" is defined in § 148-9.
(a)
During any tree removal, protection for adjacent trees, tree
roots, and soil shall be installed if required to prevent destruction
or injury of the adjacent trees. Tree protection shall remain until
construction is complete.
(b)
Tree protection shall be provided, as a minimum, in accordance
with the standards for soil erosion and sediment control in New Jersey.
(c)
No signs, wires or other attachments, other than those of a
protective nature, shall be attached to any protected tree.
(d)
Protection is required for any soil disturbance within the tree
and soil protection zone of any tree not being removed.
(e)
Any tree damaged during construction must be inspected and treated if required in accordance with written guidance from the Environmental Commission, a licensed tree expert/tree care operator, or a certified arborist. If the damage cannot be corrected as determined by those noted above, the damaged tree shall be removed and replaced in accordance with § 148-79.12.
(f)
No materials of any kind shall be stored and no construction
machinery shall be placed within the tree protection zone of any tree
to be protected.
(g)
When the tree protection zone is adjacent to street rights-of-way
and utility easements, the location said street rights-of-way and
utility easements shall be identified during construction.
A.
Landscaping.
(1)
Except for detached single-family dwelling units,
a screen planting, berm, fence, wall or combination thereof, no less
than four feet in height, shall be provided between the off-street
parking areas and any lot line or street line except where a building
intervenes or where the distance between such areas and the lot line
or street line is greater than 150 feet.
(2)
All loading areas and parking areas for service vehicles
shall be landscaped and screened sufficiently to obscure the view
of the parked vehicles and loading platforms from any public street
or adjacent residential district(s) throughout the year. Such screening
shall be by an extension of the building wall, a fence, berm, wall,
planting or combination thereof and shall not be less than four feet
in height.
(3)
Each off-street parking area shall have a minimum
of one tree per every three spaces. Such landscaped areas shall be
distributed throughout the parking area in order to break the view
of parked cars in a manner not impairing driver's visibility.
[Amended 6-2-2003 by Ord. No. 7-2003]
(4)
For nonresidential uses, no off-street parking spaces
shall be located less than 20 feet from any public street right-of-way
line and 10 feet from any property line.
(5)
Any area for off-street parking or for display, storage,
sale or movement of six or more units of inventory, including but
not limited to motor vehicles, boats, equipment and recreational vehicles,
shall be enclosed, except at entrances and exits, by an ornamental
fence or wall consistent with the architectural character of the surrounding
uses or by a compact evergreen hedge, not less than four feet in height.
Where a planted screen is proposed, it shall incorporate the planting
of staggered and overlapping evergreen and deciduous shrubs of such
species and size as will produce within two growing seasons (May through
September) after planting a screen at least four feet higher than
the elevation of the adjacent parking area. These provisions shall
not interfere with the maintenance of clear sight lines at intersections.
(6)
Parking areas of a twenty-vehicle width or greater
shall be separated from one another by planting strips not less than
10 feet in width.
(7)
No less than 10% of a proposed parking area must consist
of buffer areas and islands and must be landscaped and continually
maintained. Planting along the perimeter of a parking area, whether
for required screening or general beautification, will be considered
as part of the required parking area landscaping.
B.
Lighting. Lighting used to illuminate off-street areas shall be arranged to reflect the light away from residential premises and public street and shall be in accordance with § 148-67.
C.
Paving and curbing.
(1)
All parking and loading areas and access drives shall
be paved as provided below except that the Board, at the request of
the applicant, may grant a waiver. Consideration of the specific parking
needs of the applicant and a desire to preserve the natural environment,
when possible, may permit a reduction in the paved area devoted to
parking, provided that:
(a)
The submitted plan shall include all the parking
spaces required by this chapter and shall indicate those spaces to
be paved and those requested not to be paved;
(b)
All parking areas in reserve or for overflow
parking and not to be paved shall be suitably landscaped and such
landscaping shall be indicated on the submitted plan and be in addition
to landscaping otherwise required or necessary. Unpaved areas shall
be improved with a six-inch base course of one-and-one-half-inch crushed
stone stabilized with four inches topsoil and seeded to lessen runoff;
(c)
The drainage system for the site shall be designed
to accommodate the surface water runoff from all parking and drainage
areas, considering all such areas to be paved, whether proposed to
be paved as part of the application approval or deferred to a possible
future date; and
(d)
The applicant shall agree in writing on the
submitted plan to pave any or all of the reserved nonpaved parking
areas should the paved parking area prove to be inadequate to accommodate
the on-site parking needs of the premises.
(2)
All paved parking and loading areas and access drives
shall be paved as outlined below unless otherwise specified by the
appropriate municipal agency and approved as part of the development
application approval. All parking areas, regardless of size and location,
shall be suitably drained and maintained.
(a)
Areas of ingress or egress, loading and unloading
areas, major interior driveways or access aisles and parking areas
shall be paved with not less than five inches of compacted plant mixed
bituminous, stabilized base course, constructed in layers of not more
than two inches compacted thickness underlayed with four inches of
dense graded aggregate, prepared and constructed in accordance with
Standard Specifications for Road and Bridge Construction, current
edition, by the New Jersey State Highway Department of Transportation,
and any supplements, addenda and modifications thereto. A minimum
of two-inch compacted wearing surface of bituminous concrete (FABC)
shall be constructed thereon in accordance with aforesaid New Jersey
Highway Department specifications and amendments thereto.
(b)
Exceptions from these requirements can be considered
only with detailed engineering reports submitted for review and approval
to the Board and Township Engineer.
(3)
All off-street parking lots shall have adequate designations
to indicate traffic flow and hairpin striped parking spaces.
(4)
Parking space sizes shall be as follows unless the
Board grants a waiver:
(a)
High use areas such as shopping centers, restaurants,
medical offices and visitor spaces: 10 feet by 18 feet.
(b)
Low turnover areas such as office parking, multifamily
dwellings and long-term parking: nine feet by 18 feet.
(c)
Handicapped parking in accordance with current
state and federal regulations on handicapped access.
(5)
Parking areas with more than eight spaces shall be
paved and have permanent granite block curbing to limit all parking
spaces, to control erosion, to protect landscaping and to channelize
traffic flow at all entrance and exit drives.
(6)
The plan shall indicate pedestrian circulation with
adequate separation between pedestrian and vehicular traffic.
(7)
Handicapped parking shall have immediate access to
building entranceways and walks. Handicapped parking spaces requiring
traffic flow crossings shall have necessary traffic control devices
and striping provided.
(8)
All signage required by site plan will be in accordance
with the Manual for Uniform Traffic Control Devices (MUTCD), current
edition.
D.
Access. Access to state or country roads shall be
regulated by the applicable code of jurisdiction. The center lines
of any separate access points shall be spaced at least 65 feet apart;
shall handle no more than two lanes of traffic; shall be at least
20 feet from any property lines; and shall be set back from the street
line of any intersecting street at least 50 feet or 1/2 the lot frontage,
whichever is greater, except that in no case need the setback distance
exceed 200 feet. Continuous open driveways in excess of 16 feet in
width at the street line shall be prohibited except that two-way driveways
serving nonresidential uses and multiple-family developments shall
be at least 24 feet wide. In all instances, due consideration to the
proposed width, curbing, direction of traffic flow, radii of curves
and method of dividing traffic lanes shall be given. Curbing, where
required, shall be depressed at the driveway and the curbing shall
be rounded at the corners. Acceleration and deceleration lanes shall
be provided by the developer, such length as is appropriate for the
design speed of the abutting street and in accordance with the current
design standards for the agency with jurisdiction, but not less than
AASHTO recommendations.
E.
Location of parking and loading. Required off-street
parking and loading spaces shall be located on the same lot or premises
as the use served, regardless of the number of spaces required by
this chapter. No parking of vehicles shall be permitted in fire lanes,
streets, driveways, landscaped areas, aisles, buffer areas, sidewalks
or turning areas.
F.
Driveways. Any structure must be accessible by means of a driveway with a slope not in excess of 10% for more than 100 feet sustained. The width of a driveway must be sufficient for emergency/rescue access and to prevent vehicles backing on to a public right-of-way. The minimum acceptable width is 10 feet with a turnaround area. The street access point must have a twenty-five-foot-long landing area of 2% or less in grade as measured from the edge of pavement from the road. Sight triangle areas shall be provided in accordance with § 148-74 or as required by the Board. Please see Readington Township Driveway Ordinance for additional requirements.
G.
Type of facility.
(1)
Parking spaces may be on, above or below the surface
of the ground. When parking spaces are provided within a garage or
other structure, said structure shall adhere to the proper accessory
or principal building setbacks, as applicable.
(2)
The provision of parking spaces shall also include
adequate driveway and necessary turning areas for handling the vehicles
for which provision is made. Parking areas shall be designed to permit
each motor vehicle to proceed to and from the parking space provided
for it without requiring the moving of any other motor vehicles. Aisles
providing access to parking areas shall have the following minimum
dimensions:
|
Angle of
Parking Space
|
One-Way
Aisle
|
Two-Way
Aisle
| |
|---|---|---|---|
|
90-degree
|
22 feet
|
24 feet
| |
|
60-degree
|
18 feet
|
20 feet
| |
|
45-degree
|
15 feet
|
20 feet
| |
|
Parallel
|
12 feet
|
18 feet
| |
|
Where the angle of parking is different on both
sides of the aisle, the large aisle width shall prevail.
| |||
 |
H.
Loading areas.
(1)
In any zone, for every building or part thereof erected
or altered which is arranged, intended or designed to be used or is
in fact used for manufacturing or industrial purposes or for retail
or wholesale stores, one off-street loading space shall be provided
for each 10,000 square feet of gross floor area or fraction thereof
over 5,000 square feet. Spaces shall be not less than 14 feet high,
15 feet wide and 55 feet long and shall be so arranged that the vehicle,
when parked in the loading space, does not project into the public
right-of-way or in any way interfere with customer parking.
[Amended 5-1-2023 by Ord. No. 09-2023]
(2)
All loading spaces and driveways shall be so arranged
that cars and trucks may be turned on the lot so that it is not necessary
to back into any street.
(3)
Paving of loading areas/docks shall be of sufficient
depth and strength to support the traffic weight expected. Special
consideration must be given to point loads for parking dollies and
wheel locations.
An application for a change in use and/or construction
permit shall provide documentation that the intended use will comply
with the performance standards enumerated below. In the case of a
structure being built where the future use is not known, a construction
permit may be issued with the conditions that no certificate of occupancy
will be issued until such time as this documentation is submitted
with respect to the particular occupant. A new application and a new
certificate of occupancy shall be required for a change of any user
of any nonresidential structure except for any mini-storage/warehouse
units approved by the Board of Adjustment.
A.
Electrical and/or electronic devices. All electric
or electronic devices shall be subject to the provisions of Public
Law 90-602, 90th Congress, HR 10790, dated October 18, 1968, entitled
"An Act for the Protection of Public Health and Safety from the Dangers
of Electronic Product Radiation." Radiation products, as defined in
HEW Publication No. (FDA) 75-8003, are prohibited. All forms of electromagnetic
radiation lying between 100KHz and 10GHz shall be restricted to the
technical limits established in the Federal Communication Commission's
Rules and Regulations. Additionally, electric or electronic equipment
shall be shielded so there is no interference with any radio or television
reception at the lot line (or beyond the operator's dwelling unit
in the case of multifamily dwellings) as the result of the operation
of such equipment.
B.
Glare. No use shall produce a strong, dazzling light
or reflection of a strong, dazzling light or glare beyond its lot
lines. Exterior lighting shall be shielded, buffered and directed
so that glare, direct light or reflection will not become a nuisance
to adjoining properties, adjoining units, adjoining districts or streets.
The angle of lighting units shall be set so as to preclude viewing
the exposed lense or edge of lense of said unit from the adjoining
building setback area or existing structures.
C.
Heat. No use shall produce heat perceptible beyond
its lot lines. Further, no use shall be permitted which could cause
the temperature to rise or fall in any body of water, except that
this provision shall not apply to any sewage treatment plant which
has received approval by the State Department of Environmental Protection.
D.
Noise. No disturbing sound except that normally incident
to family living or other permitted uses or property maintenance may
be audible across a property line. Noise levels shall be designated
and operated in accordance with local regulations and those rules
established by the New Jersey Department of Environmental Protection
as they may be adopted and amended. No industrial and commercial use
shall be permitted unless it can demonstrate compliance with state
regulations controlling industrial and commercial stationary sources
(N.J.A.C 7:29-1.1 et seq.).
E.
Odor. Odors shall not be discernible at the lot line
or beyond. Farms conforming to agricultural management practices recommended
by this State Agricultural Development Committee shall be exempted.
F.
Storage and waste disposal. No waste or excess materials shall be stored on site unless stored in containers approved and permitted by NJDEPE or local regulating agency. Provision shall be made for all material or waste which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents and insects to be enclosed in appropriate containers to eliminate such hazards. No merchandise, products, equipment or similar material or objects shall be displayed or stored outside and all commercial vehicles shall be stored in a building unless otherwise specified in Article IV. Recycling of materials shall be required in accordance with Chapter 200, Solid Waste, Article I, Recycling.
G.
Ventilation. No use shall obstruct the natural ventilation
of adjacent uses nor contaminate the air with excessive heat, smoke,
flames or odor. Further, no air conditioners or exhaust fans shall
be permitted to discharge exhausted air unless set back from all property
lines at least 15 feet or equipped with baffles to deflect the discharged
air away from the adjacent use.
H.
Vibration. There shall be no vibration which is discernible
to the human sense of feeling beyond the immediate lot.
A.
All public services shall be connected to an approved
public utilities system where one exists. The developer shall arrange
with the servicing utility for the underground installation of the
distribution supply lines and service connections. All new development
of 69 kilovolts or less shall have underground utility connections.
Existing homes and businesses are exempted until such time as site
plan revisions or additions to the structure are proposed.
(1)
Upon submission of preliminary plats or plans for
approval, the developer shall present a statement of interest, setting
forth all public utility companies to serve the tract.
(2)
Prior to the preconstruction meeting preceding the
commencement of construction, the developer shall furnish the administrative
officer a copy of the agreements with the applicable public utility
companies certifying the jurisdiction of the public utility company
for the particular portion of the Township; indicating agreement with
the proposed utility installation design; and stating who will construct
the facility so that service will be available prior to occupancy.
The form of such agreement(s) shall be reviewed and approved by the
Township Attorney prior to the commencement of construction.
(3)
The developer shall prior to the release of any bonds
or final approvals provide the Township with four copies and one reproducible
copy of a final as-built plan showing the installed location of the
facilities.
B.
Easements along property lines or elsewhere for utility
installation may be required. Such easements shall be at least 25
feet wide and located in consultation with the companies or Township
departments concerned and, to the fullest extent possible, shall be
centered on or adjacent to lot lines. Such easement dedication shall
be expressed on the plat or plan as follows: "Utility right-of-way
easement granted for the purposes provided for and expressed in the
Land Development Ordinance of Readington Township."
A.
Where a public wastewater treatment plant and collection
system is accessible or where such facilities are to be constructed
as a condition of approval of any application for development, the
developer shall construct such wastewater treatment facilities and/or
sanitary sewer lines. These improvements shall be constructed in accordance
with New Jersey Department of Environmental Protection and Energy
permit requirements, approved wastewater management plan of the Township
and in such a manner as to make adequate sewage treatment available
to each lot and building within the development.
B.
On-site individual subsurface sewage disposal systems
may be installed in areas shown on the approved wastewater management
plan.
C.
On-site groundwater disposal facilities with design
flows less than 20,000 gallons per day (gpd) may be in areas approved
on the wastewater disposal plan.
E.
Any individual on-lot septic system shall be designed
at a minimum in accordance with the requirements of N.J.S.A. and N.J.A.C.
and county and state agencies or the Township ordinances enforced
by the Township Board of Health, whichever is more restrictive, and
shall be subject to approval by the Township Board of Health. Soil
profile pits and permeability testing shall be approved by the Local
Board of Health and Country Department of Health prior to any subdivision.
Sight triangle easements or dedications shall
be required at each intersection of streets and streets and driveways.
The sight triangle is bounded by the line which connects the sight
or connecting points located on each of the right-of-way lines of
the intersecting street or the driveway. The sight triangle area requires
a minimum of 30 feet along the more minor street or driveway and 100
feet along the more major of the two intersecting streets or driveways.
The Board may increase the size of the sight triangle on a case-by-case
basis depending on traffic studies and site conditions. Within a sight
triangle, no grading, planting or structure shall be erected or maintained
more than 12 inches above the street center-line grade of either intersecting
street or driveway or lower than 10 feet above their center lines,
including utility poles but excluding street name signs and official
traffic regulation signs, fire hydrants and light standards. Where
any street or driveway intersection involves earthbanks or vegetation,
including trees, the developer shall trim such vegetation and trees
as well as establish proper excavation and grading to provide the
sight triangle.
 |
A.
All residential and nonresidential developments shall
comply with the Readington Township Recycling Ordinance.
B.
Adequate space for storage of trash and recyclables
shall be provided either within the principal or accessory structure
or with a screened enclosure. Such enclosure shall be a decorative
solid wood fence or masonry wall, six feet in height and completely
enclosed. A gate shall be provided on one side of sufficient width
to allow for truck pickup by either the Township or private contractor.
Landscaping around the enclosure shall be required and shall be reviewed
by the Board as part of the site plan.
A.
Streets.
(1)
All developments shall be served by paved streets
in accordance with the approved subdivision and/or site plan. The
arrangement of such streets not shown on the Master Plan or Official
Map, as adopted by the Township, shall be such as to provide for the
appropriate extension of such streets and conform with the topography
as far as practicable.
(2)
When a new development adjoins land susceptible of
being subdivided or developed, suitable provisions as directed by
the Board, such as extending cul-de-sac and road rights-of-way to
the property line, shall be made for future access to adjoining lands.
Proposed areas of extension shall be part of the road right-of-way
dedicated in fee to the Township. Basic improvements on the extension
shall become part of the site plan/subdivision approval.
(3)
Local streets shall be so planned and identified with
appropriate signs so as to discourage through traffic. Local streets
shall be either loops for small lots or culs-de-sac, as appropriate.
Loops shall return to the same collector or arterial so as to avoid
through traffic. To facilitate police protection, local streets shall
be designed for eventual interconnection to eliminate long dead-end
roads. To discourage speed and monotony, curved local streets are
preferred. Where the road design is approved for a speed less than
the state standard, speed limit signs shall be required to restrict
the speed to the approved design speed limit.
(4)
When a development adjoins or includes existing streets
that do not conform to widths as shown on the adopted Master Plan
or Official Map or the street width requirements of this chapter,
additional land along either or both sides of the street, sufficient
to conform to the right-of-way requirements, shall be dedicated for
the location, installation, repair and maintenance of streets, drainage
facilities, utilities and other facilities customarily located on
street rights-of-way. The necessary deeds of ownership shall be furnished
and the dedication shall be expressed as follows: "Street right-of-way
granted for the purposes provided for and expressed in the Land Development
Ordinance of Readington Township." If the development is along one
side only, 1/2 of the required extra width shall be dedicated and
the road shall be improved, including excavation, base course, surfacing
and drainage improvements in accordance with the approved application,
which may require that the improvements extend across the center line
of the road. As an alternate, the cost of developing 1/2 of the road
may be distributed along the area of improvement in a manner which
provides maximum benefit and safety to the traveling public.
(5)
In all developments, the minimum public street right-of-way shall be measured from lot line to lot line and shall be in accordance with Chapter 142, Improvement Standards. Any new street that is a continuation of an existing street shall be continued at a width equal to that of the existing street although a greater width may be required in accordance with Chapter 142, Improvement Standards. An applicant may submit a traffic study substantiating a road width less than that indicated in Chapter 142, Improvement Standards, and the Board, at its discretion and in consideration of the anticipated traffic volumes, may grant permission to construct the road(s) with reduced right-of-way and/or cartway improvements. If the development is only a minor part of a substandard street and such improvement would produce sudden and hazardous changes in improved width, the Township on the advice of the Planning Board may elect to receive a cash payment in lieu of the improvements and to hold same in a separate escrow amount until continuous improvement of the street can be accomplished.
(6)
Street intersections shall be as nearly at right angles
as possible and in no case shall be less than 60°. Approaches
to all intersections involving collector or arterial roads shall follow
a straight line or a curve with a radius of not less than 700 feet,
for at least 100 feet. No more than two streets shall meet or intersect
at any one point, and the center lines of both intersecting streets
shall pass through a common point. Streets which enter another street
from opposite sides shall be directly opposite to each other or separated
by a minimum of 150 feet between their center lines. Any development
abutting an existing street classified as an arterial or collector
shall be permitted only one new street connecting with the same side
of the existing street, except where the frontage is more than 600
feet for collectors, 1,200 feet for arterials and 2,000 feet for throughways.
The block corners of intersections shall be rounded at the curbline,
with the street having the highest radius requirement as outlined
below determining the minimum standards for all curblines:
(7)
Any development abutting an arterial street must provide
either a marginal service road along the arterial street, separated
from it by a raised divider strip at least eight feet in width; the
frontage of residential lots contiguous to the arterial shall be reversed
so as to front on internal local street with an additional lot depth
of 25 feet for planting and screening or a noise-reducing berm to
be provided by the developer along the arterial; or such other means
of separating through local traffic and of providing a suitable buffer
as deemed appropriate by the Planning Board or Township Engineer.
Any development abutting a collector street shall provide access by
reverse frontage on local street for residential lots or by a marginal
service road. No additional screening or setback is required.
(8)
A tangent of at least 100 feet long shall be introduced
between reverse curves on arterial or collector streets. When connecting
street lines deflect from each other at only one point, they shall
be connected by a curve with a radius conforming to standard engineering
practice as contained in the Transportation and Traffic Engineering
Handbook, ITE, latest edition.
(9)
Culs-de-sac shall be no more than 500 feet in length
but, in any case, shall provide access to no more than 12 dwelling
units. A turnaround shall be provided at the end of the cul-de-sac
with a pavement radius of 50 feet on the curbline plus a utility and
planting strip of 10 feet around the entire cul-de-sac. The center
point for the radius shall be offset to a point where the radius becomes
tangent to the right curbline of the associated street. Landscaped
islands shall require special design and approval.
(10)
No street shall have a name which will duplicate
or so nearly duplicate the name of an existing street name that confusion
results. The continuation of an existing street shall have the same
name. Curvilinear streets shall change their name only at street intersections.
The Township Committee reserves the right to approve or name streets
within a proposed development.
(11)
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 placed in the jurisdiction
of the Township Committee under conditions approved by the Planning
Board.
(12)
The pavement width of streets and the quality of subsurfacing and base materials shall adhere to the minimum standards set forth by the county or state engineers when said paving concerns roads under their jurisdiction and where such standards exist. All Township roads shall be constructed as specified in Chapter 142, Improvement Standards, for the Township of Readington, July 18, 1979, and amendments thereto.
(13)
To prevent gulleying and erosion, street cuts
and streets on fill shall be provided with side slopes no steeper
than one vertical to three horizontal or shall be equipped with cribbing,
loose concrete blocks or other approval form of retaining wall. Such
slopes, including cribbing and blocks, shall be suitably planted with
perennial grasses or other vegetation in accordance with a plan approved
by the Planning Board and shall be maintained to the satisfaction
of the Township Engineer for a period of two years.
B.
Curbs. Curbing, which shall be granite block, shall
be required along both sides of all streets. All curbing shall be
laid in the manner approved by the Township Engineer, including both
horizontal and vertical alignments. Depressed curb ramps for the handicapped
or for bicycle paths shall be installed at all radii in accordance
with the laws of the State of New Jersey or where designated by the
Planning Board.
C.
Sidewalks and aprons.
(1)
Sidewalks and aprons may be required on both sides
of all existing and proposed streets at the discretion of the Board,
depending upon the probable volume of pedestrian traffic, the general
type of development intended and any alternate plans proposed for
the movement of people and bicycles.
[Amended 2-22-2022 by Ord. No. 06-2022]
(2)
Where required, sidewalks shall be at least four feet
wide and shall be four inches to six inches thick, constructed on
a subgrade properly prepared with four-inch base course of pea gravel
or equivalent. All driveway approaches to road access shall be constructed
of bituminous asphalt pavement of the same depth and materials as
the development road or of concrete no less than six inches thick.
A.
Where public water is accessible, water mains shall
be constructed in such a manner to make adequate water service available
to each lot or building within the development. The entire system
shall be designed in accordance with the requirements and standards
of the local and/or state agency having approval authority and shall
be subject to their approval. The system shall also be designed with
adequate capacity and sustained pressure and in a looped system with
no dead-end lines, whenever possible. The applicant shall include
the design of the water supply system with the site plan application
for review by the Board.
B.
Where no public water is accessible, water shall be
furnished 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 drilled in accordance with the Board of Health
and State of New Jersey Regulations. Well installation, setting and
testing shall be in accordance with the N.J. Standards for Construction
of Water Supply Systems in Realty Improvements (Chapter 199 of the
Public Laws), as amended, and in accordance with the guidelines and
resolutions adopted by the Township Board of Health. Prior to being
placed in consumer use and prior to issuance of a certificate of occupancy
for any building served by the well, the developer shall certify to
the Township Board of Health that he complied with all applicable
state and local regulations.
D.
Aquifer testing for commercial/industrial development
utilizing on-site wells.
(1)
Projected water demand of projects must be determined
in accordance with N.J.A.C. 7:10 Standards for the Construction of
Public Non-Community and Non-Public Water Systems.
(2)
If the projected water demand is 100,000 gallons per
day (gpd) or more, the applicant must obtain a water diversion permit
from the New Jersey Department of Environmental Protection.
(3)
A test/production well must be installed in accordance
with the N.J.A.C. 7:10 Standards for the Construction of Public Non-Community
and Non-Public Water Systems.
(4)
An aquifer pump test of up to 24 hours followed by a standard recovery test must be conducted on the test/production well. Discharge must be metered. If possible, drawdown during the pump test should be monitored in a nearby well(s). A water sample should be collected during the pump test and analyzed as per Subsection F, Water quality assurance and monitoring. The pumping rate and total gallons pumped during the pumping test demonstrate that the needed water is available without detrimental impact on the aquifer or nearby wells. The test/production well site should be chosen by a hydrogeologist and the pump test should be designed and overseen by the hydrogeologist.
(5)
A geologic and hydrogeologic report containing appropriate
maps, well logs, pump test data, information on nearby wells, on-site
water balance, analysis and recommendations must be submitted to the
Township by a hydrogeologist for each project.
(6)
The report may be reviewed by a hydrogeologist for
the Township, who may require additional testing or other information.
E.
Aquifer testing for residential developments utilizing
on-site wells.
(1)
The average daily, peak day and average yearly water
demand for each project must be determined according to guidelines
in N.J.A.C. 7:10-12.7; peak day is twice the average daily demand.
(2)
The number of test wells required is based on number
of lots and acreage of tract to be developed.
(a)
Two to 10 lots: one test well and one pump test.
(b)
Eleven to 25 lots: two to three test wells and
one pump test.
(c)
Twenty-six to 50 lots: three to four test wells
and one pump test.
(d)
More than 50 lots: four test wells, plus one
additional test well for each additional 25 lots and one pump test.
(e)
At least four test wells per 100 acres.
(f)
The number of wells may be increased if site
conditions warrant the same.
(3)
Test wells should be located by a hydrogeologist and
should take into consideration the following;
(a)
Area distribution of test wells on the tract.
(b)
Geologic variability beneath the site.
(c)
Geologic structures, joints, faults, etc.
(d)
Topography.
(e)
Two wells should be located on adjacent proposed
lots and along the dominant joint direction. It is preferable that
one of these wells be the pump-tested well.
(4)
Pump test. The pump test should be designed by a hydrogeologist to pump at least the average daily water demand and preferably the peak day demand at the highest rate possible (greatest stress on the aquifer). The test well should be pumped at least four hours and up to 24 hours. A water sample should be collected during the pump test and analyzed as per Subsection F, Water quality assurance and monitoring. All test wells shall be monitored for drawdown by reliable methods. Discharge must be metered. Data must be taken in accordance with standard methodology. The pump test must be followed by a standard recovery test to 90% recovery in the test well; or at least one hour. The pumping rate, total gallons pumped, amount of drawdown and recovery rate should demonstrate that the needed water is available without detrimental impact on the aquifer or nearby wells.
(5)
A geologic and hydrogeologic report containing appropriate
maps, well logs, pump test data, information on nearby wells, on-site
water balance, analysis and recommendations must be prepared by a
hydrogeologist and submitted to the Township for each project.
(6)
The report may be reviewed by a hydrogeologist for
the Township, who may require additional testing or other information
if deemed necessary.
F.
Water quality assurance and monitoring.
(1)
Water samples.
(a)
Water samples should be taken according to sampling
protocol during each pump test. Samples should be tested for pH, hardness,
Fe, Mn, nitrate, chloride and coliform bacteria. Depending on site
conditions, analyses for volatile organics, pesticides, herbicides,
etc., may be required. The results of these test will define the background
quality for the groundwater.
(b)
Based on these analyses, some water treatment
may be required.
(2)
Groundwater monitoring.
(a)
In subdivisions with 10 or more lots which are
served by wells and septic systems, the following groundwater monitoring
program is recommended for a period of 10 years:
[1]
One subdivision well on the down-gradient end of the project should be chosen as the water quality monitor well. This well would be constructed and sampled for background water quality as in Subsection F(1) above prior to occupation of any subdivision houses. This well could be the pump-tested well if properly located. Water samples shall then be taken from this same well by a certified laboratory or Township designated person and analyzed for coliform, pH, nitrate and chloride, annually for 10 years at rotating seasons of the year. For example, year 1, sample is taken the same season of the year as the background sample, say winter; year 2, sample in spring; year 3, summer; year 4, fall, year 5, winter, etc. Data is to be submitted to the Township for comparison with the background data to determine if levels of pollutants have increased.
(b)
Moneys to cover the cost of sampling, analyses
and data interpretation should be escrowed by the developer before
final subdivision approval.
[Added 5-18-1998 by Ord. No. 17-98]
A.
While recognizing that it may not be possible to assure
complete fire protection in every given case, in order to provide
the fire companies of Readington Township with minimum fire-fighting
capability, all major subdivision and all major site plans for residential
developments shall provide for a source of water for fire-fighting
purposes in systems approved by the Township Fire Official and in
accordance with the following criteria:
(1)
Extension of public water for fire-fighting water supply.
[Added 8-2-2021 by Ord.
No. 26-2021[1]]
(a)
Residential subdivisions and major site plans meeting the applicability
standards outlined above shall bring public water, if available, to
the site if the site is within 2,000 feet of a public water source
as measured along the street right-of-way or publicly owned easement.
[1]
Editor's Note: This ordinance also renumbered former Subsection
A(1) and (2) as Subsection A(2) and (3), respectively.
(2)
In areas served by public water. Where an existing
public water supply is available and has been approved by the Township
Fire Official for minimum fire-fighting purposes, fire hydrants shall
be installed at appropriate locations in accordance with the following
standards:
(a)
Hydrants shall be installed in accordance with
standards as set forth in ANSI/AWWA Dry Barrel Fire Hydrants, latest
edition; painted as directed by the Township Fire Official and tested
in accordance with NFPA 291, Recommended Practice for Fire Flow Testing
and Marking of Hydrants, latest edition, to ensure compliance with
fire flow requirements. Acceptance test data shall be provided to
the Township Fire Official for review and approval. In areas where
public water supply is available, but such water supply does not have
the capacity to satisfy the foregoing minimum standards, such public
water supply system shall be supplemented with additional measures
to satisfy the minimum fire protection requirements of the Township.
Such additional measures may involve any one or a combination of the
following: installation of booster pumps with appurtenances, installation
of water storage tanks or cisterns with appurtenances, creation of
drafting points with appurtenances or such other means of increasing
fire-fighting capability as may be recommended or approved by the
Township Fire Official.
(b)
Fire hydrants shall be supplied by not less
than an eight-inch water main.
(c)
Fire hydrants shall be installed at appropriate
locations as recommended by the Township Fire Official and at distances
between the hydrants not exceeding 800 feet.
(d)
Fire hydrants located in parking areas shall
be protected by barriers that will prevent physical damage from vehicles.
(e)
Fire hydrants shall be located within three
feet of the curbline of fire lanes, streets or private streets, when
installed along such accessways in new developments.
(f)
The entire existing central water supply system
and each new hydrant shall have the capacity to provide a minimum
flow rate of 1,000 gpm at 20 pounds per square inch (psi) residual
pressure for a minimum duration of two hours.
(3)
For areas where public water is not available:
(a)
Where public water is not available nor will
be provided, underground storage tanks shall be installed to provide
a source of water for fire fighting in accordance with the following
minimum criteria:
[1]
For major subdivisions in residential zoning
districts, underground water storage tanks shall be located and installed
so that no dwelling is farther than 600 linear feet from any such
tank as measured along the street, either public or private, and the
access driveway to the dwelling. In no event shall the distance between
tanks be greater than 1,200 linear feet. At least one tank shall be
installed for each 1,200 linear feet of street length or fraction
thereof. The minimum capacity of every underground storage tank within
residential zoning districts shall be 30,000 gallons minimum, 25,000
usable gallons.
[Amended 8-2-2021 by Ord. No. 26-2021]
[2]
The underground storage tank shall provide a
six-inch standpipe located behind the curb no less than eight feet
and no greater than 10 feet from the curb face. It shall provide a
six-inch N.S.T. female swivel and plug, fire service rated, for drafting;
in addition to the drafting connection, it shall provide a four-inch
line located at the tank location with a two-and-one-half-inch female
swivel and plug, fire rated, to facilitate circulation and filling.
The tank shall include a twenty-two-inch or greater manhole with locking
cover at ground level. Venting of the tank shall be provided with
a six-inch minimum diameter pipe sufficient to permit a flow of 1,000
gallons per minute (gpm).
[Amended 8-2-2021 by Ord. No. 26-2021]
[3]
The underground storage tank shall contain a
mechanism which indicates the level of water that is in the tank.
[4]
Unless another location is available or suitable,
underground water storage tanks and their appurtenances required to
be installed pursuant to this chapter shall be installed on private
property behind utility easements along the edge of the lot, as close
to the road as possible without interfering with any such easements.
The developer or owner of the property shall be required to dedicate
an easement for the benefit of the Township for the maintenance of
all fire protection systems and appurtenances to be located on private
property, as part of subdivision and/or site plan approval and prior
to the filing of any maps or subdivision deeds with the County Clerk.
[5]
"No Stopping or Standing" zones shall be delineated
at each tank location for a distance of 25 feet in each direction
from the water outlet device of such tank on both sides of the street.
Such delineation shall be appropriately identified by signs meeting
the Manual on Uniform Traffic Control Devices, latest edition, design
standards set forth by the New Jersey Department of Transportation.
If the tank is to be located on private property, then prior to the
filing of the final map the owner or developer of said property shall,
in writing, request the Township to adopt an ordinance permitting
the Township to enforce these requirements under Title 39 of the New
Jersey Statutes. Such easement shall provide that the fire protection
system and appurtenances thereto shall not be blocked by vegetation,
structures or any other barriers in such a manner as to make the system
and its appurtenances difficult to access, in the judgment of the
Township Fire Department.
(b)
The locations of all fire protection systems
and appurtenances shall be approved by the Township Fire Official.
(c)
If approved by the Planning Board and the Township
Fire Official, ponds or other means of water supply may serve as equivalent
alternate fire protection system. The following standards shall apply:
[1]
For ponds and like water sources, the minimum
capacity to supply an adequate source of water for fire protection
is 16,000 gallons, in a volume excluding the bottom two feet of water
in the pond. The minimum capacity must be available throughout the
year, even during drought conditions. Suitable access for a pumper
truck must be provided to the pond at all times in accordance with
NFPA 123 1.
[2]
Any such alternate system shall be installed
in accordance with manufacturer's specifications for installation
and shall be provided with all necessary appurtenances and equipment
which shall be readily accessible to fire-fighting equipment.
(d)
All underground water storage tanks or other
fire protection systems required by this chapter shall be constructed
and installed in accordance with design standards and specifications
on file with the Township Fire Official and/or the Township Engineering
Department.
B.
Time for installation. In all cases where a fire protection
system is required, no construction permit shall be issued for a dwelling
or principal structure upon any lot within the subdivision until,
to the extent necessary to afford fire protection to such dwelling
or principal structure, such system, including fire hydrants, is installed
and its operability has been tested and approved by the Township Fire
Official.
C.
Fire protection during construction. Access to all
structures under construction shall be provided for Fire Department
vehicles at all times. In areas where ground surfaces are soft or
likely to become soft, hard all-weather surface access roads shall
be provided.
D.
Maintenance. The tank system and associated appurtenances
shall be maintained by the Township of Readington Department of Public
Works. All landscape maintenance and debris shall be the responsibility
of the Township of Readington Department of Public Works. The liquid
level and testing after dedication of said tank system shall be the
responsibility of the Fire Department having jurisdiction. Snow removal
shall be the responsibility of the Department of Public Works. Annual
inspections shall be done by the Bureau of Fire Prevention.
[Amended 8-2-2021 by Ord. No. 26-2021]
[Added 12-21-1998 by Ord. No. 43-98]
The configuration and location of open space
parcels resulting from subdivision development under open space cluster
provisions shall be guided by the following:
A.
The preserved open space area shall be configured
in such a manner as to facilitate continuing or future agricultural
use. Factors such as, but not limited to, the proposed open space
proximity to adjacent tracts containing farming operations, the ability
to create large contiguous tracts of open space and/or farmland and
the desirability of maximizing separation between farming operations
and residential units should be considered.
B.
In order to maintain the rural character of the Township
as perceived from the public rights-of-way, open space parcels should
be located between clustered homesites and streets.
C.
Where subdivision tracts include existing farmland
operations, open space parcels should include such uses, to the greatest
extent possible, in order to facilitate the continuation of farming.
D.
Open space parcels should be located in such a manner
(i.e., physical separation) as to reduce the potential for conflicts
between farm operations and residential uses.
E.
Proposed roads should be located within the development
portion of the property. It is the intent to keep the open space portion
continuous and free of intrusions; however, adequate access must be
provided to this area.
[Added 10-16-2000 by Ord. No. 38-2000]
A.
Arrival/departure areas.
(1)
An outdoor arrival court, with seating, shall
be provided at the building entrance.
(2)
The radius and width of the entry drive shall
be designed to allow cars, vans and buses to maneuver easily.
(3)
The arrival space shall have the quality of
a front porch for seating/waiting at the main building entry and shall
include a small enclosed space for protection from weather, and views
to the outside.
(4)
The seating/waiting area shall be designed to
protect users from cold winds and other adverse climatic elements.
(5)
A canopy or cover shall be provided at the arrival
area to offer protection from the weather. This shall extend over
the dropoff drive; shall be wide enough for several people to walk
side by side, as well as for walkers and wheelchairs; shall be wide
enough to protect from rain and snow when windy; shall not create
a dark entry area and shall not have abrasive-surfaced supports.
(6)
The arrival court shall be at grade with the
entry drive, and steps, curbs and ramps should be avoided.
(7)
Mailboxes, casual seating and an outdoor patio
shall be clustered near the main entry.
(8)
Parking areas shall be located close to the
building entrance.
(9)
A dropoff and seating/waiting area shall also
be provided at the secondary entrance(s), with ample space for loading
and unloading packages, groceries and passengers.
(10)
The secondary dropoff area shall include a weather-protective
cover.
B.
Open space.
(1)
Courtyards and seating areas shall be situated
where they will catch summer breezes.
(2)
A variety of outdoor seating or strolling areas
shall be provided that allow a choice of sunny or shady locations
at different times of the day.
(3)
The open space areas shall provide for active
and passive recreational options, including the observation of others'
activities, walking, gardening, etc.
(4)
The open space areas shall include spaces that
are suitable for group socialization and that are designed for intimacy
and privacy.
(5)
Outdoor spaces shall be designed to be visible
from indoor and outdoor areas frequented by staff and residents.
(6)
Outdoor spaces shall be designed to create a
secure and pleasant sense of enclosure, without creating a "penned-in"
effect.
(7)
Outdoor spaces shall be clearly defined to delineate
the areas for residents' use and control, as opposed to public or
neighborhood use.
(8)
The entire site shall be designed in a comprehensive
organizational pattern that is easy to recognize and identify.
(9)
Outdoor spaces shall be designed hierarchically,
with one space dominant.
(10)
If the development is to house residents that
may suffer from mental confusion that renders site navigation difficult
(such as Alzheimer's disease) then a fully enclosed outdoor space
shall be included.
(11)
Plantings in outdoor pedestrian spaces and paths
shall include a variety of foliage textures, forms and fragrances.
(12)
Outdoor socializing areas shall be located near
indoor activities, such as building entries, lounges, dining rooms
or game areas.
(13)
A variety of plant materials shall be incorporated
into the open spaces near windows to attract wildlife.
(14)
Outdoor spaces and routes shall have lighting
that does not create glare that may disturb residents' sleep.
(15)
If the building has a family dining or party
room that can be reserved, an outdoor patio shall be constructed next
to it for a small-group barbecue, picnic or cocktail party.
(16)
Building design and placement should not result
in negative wind effects in the outdoor pedestrian spaces.
C.
Balconies/patios.
(1)
A private outdoor patio or balcony shall be
provided for each unit, which includes privacy screening.
(2)
Balconies and patios shall be located so that
they face each other across a shared landscaped area or look onto
a well-used public outdoor space.
(3)
Balconies and patios shall be located so that
they receive direct sun for a portion of the day.
(4)
Fencing or shrubbery shall be used to define
the edge of patio space and enclose it, screening it from adjacent
neighbors.
(5)
Gates shall be installed in patio fences to
allow movement directly into public areas.
(6)
A hose outlet shall be provided on balconies
and patios for watering plants.
D.
Pedestrian circulation.
(1)
A main walkway shall be provided that connects
all the major activity components. These components include parking
lot(s), dining room (if one is provided) and the main site/building
entry.
(2)
Dark, nonreflective paving shall be used for
pedestrian walks, courtyards and plazas to reduce glare.
(3)
The pedestrian system shall be designed to offer
choices in length and difficulty of walking routes.
(4)
The pedestrian system shall incorporate prosthetic
elements or devices, such as handrails, to encourage participation
by less able residents.
(5)
Walking paths shall be designed to loop back
to the building entrance.
(6)
Handrails shall be provided at all building
entrances.
(7)
Tactile and visual cues shall be incorporated
into the materials that comprise outdoor spaces and paths to reinforce
the hierarchy of spaces and to signal transitional areas such as stairs,
ramps, building entrances, etc.
(8)
A variety of shade and sun shall be provided
for along walkways to create a varied sensory experience, but the
juxtaposition of deep shadows and bright light on walking surfaces
shall be avoided through smooth transitions.
(9)
A paved pedestrian access shall be provided
through the garden areas.
(10)
Areas of high pedestrian and vehicular movement
shall be clearly marked with changes in the paving material and other
visual cues.
(11)
A majority of walkways shall be located within
view of the building.
(12)
Begin some walkways at frequently used building
entries where residents may wait for someone to offer assistance.
(13)
Walking surfaces shall have a predictable, nonslip
and nonglare surface.
(14)
Avoid changes in grade, irregular textures,
jointing and other protrusions on the ground plane that may create
safety hazards.
(15)
Small-leafed or evergreen trees should be used
along walkways, as wet leaves on walkways may be slippery.
(16)
Walkways shall be wide enough to accommodate
two people walking side by side or a walker and a friend in a wheelchair.
A minimum width of six feet shall be used for minor walkways.
(17)
The hierarchy of lighting intensity should reinforce
the spatial hierarchy of the pedestrian areas of the site.
(18)
Walks should be designed to integrate into existing
adjacent neighborhood pedestrian networks.
E.
Site amenities.
(1)
Transitional areas, such as a porch, shall be
created between major indoor and outdoor areas to protect residents
from climate changes and sun glare. Seating shall be provided in these
areas.
(2)
Umbrella tables and awnings shall be provided
in outdoor spaces that residents or management can shift to get shade
at different times of the day or year.
(3)
A suitable overhang shall be provided at all
building entrances and exits.
(4)
Yellow, orange and red shall be used where color
differentiation is warranted.
(5)
Appropriate movable and stationary furniture
shall be provided in public outdoor spaces.
(6)
Signage and landmarks shall be designed to help
people find their position in relation to the rest of the site.
(7)
Seating arrangements in which residents would
have their backs exposed to open space shall be avoided.
(8)
Seating shall be provided at nodes along the
outdoor pathways.
(9)
Site amenities, such as drinking fountains,
bird feeders, game tables and ornamental fountains, shall be provided
in and along the outdoor pedestrian spaces.
(10)
A covered porch or plaza shall be provided for
an exercise area during poor weather.
(11)
Drinking fountains shall be provided near exercise
areas.
(12)
Restrooms shall be easily accessible from exercise
areas.
(13)
For care facilities, an outdoor physical therapy
area shall be provided.
F.
Garden plots.
(1)
The plan shall include space that can be used
for individual garden plots and for gardening in the public areas
of the site.
(2)
Some garden plots shall include raised work
areas and planting beds that are accessible to the disabled.
(3)
Individual garden plots shall be clustered to
create a community garden.
(4)
Garden plots shall be located where they will
receive several hours of direct sun each day.
(5)
Benches shall be placed near garden plots.
(6)
A greenhouse shall be provided for gardening
in the winter or for those who like to raise flowers.
(7)
A toolshed and water source shall be provided
near the garden area.
(8)
Gardens shall be screened from adjacent properties
with shrubs.
(9)
Deer fencing shall be incorporated into the
gardens.
G.
Children's play area.
(1)
A children's play area(s) shall be provided.
(2)
The children's play area(s) shall be located
away from passive open spaces and residential areas.
(3)
The children's play area(s) shall be located
where only visitors will use it, and where it will not be taken over
by neighborhood children.
(4)
Seating shall be provided at the children's
play area for residents and visiting adults to watch the children.
[Added 4-19-2004 by Ord. No. 18-2004
A.
The requirements of this section shall apply to all
development, including renovation, alteration, reconstruction and
additions to existing buildings and structures, within an historic
area.
(1)
Building design. All development that is situated
within those areas designated in the Master Plan as "existing historic
areas" or "proposed historic areas" (Plate 14, Readington Township
Master Plan 1990), as of the adoption of this section, some of which
are listed on both the National and State Register of Historic Places,
shall be designed to reflect the design vocabulary, massing, proportion,
directional expression, height, width, scale, orientation, fenestration,
roof, details and materials of vernacular 18th- and 19th- and early
20th-century styles found in the villages of Darts Mill, Readington,
White House, White House Station, Potterstown, Stanton, Three Bridges,
Centerville, Taylors Mill, South Branch and the Pleasant Run corridor.
Acceptable styles and examples from the relevant periods can be found
within the following references, which are maintained for review in
the Planning Office:
B.
General guidelines.
(1)
Buildings are not required to copy historic
examples. Individual architectural expressions that incorporate the
stylistic tenets of historical buildings are acceptable, provided
that the design principles in the above references are adhered to.
Buildings shall show a harmony of design with their surroundings,
and any shapes, signs and lighting, colors and other characteristics
which cause a building to call excessive attention and create disharmony
shall be avoided.
(2)
All buildings shall be related harmoniously
to the natural features of the site and to existing buildings and
other structures in the vicinity that have a visual relationship to
the proposed building or buildings. The achievement of such relationship
may include the enclosure of space in conjunction with other existing/proposed
buildings or the creation of focal points. With respect to public
spaces, building design/orientation may have to be adjusted in order
to maintain a positive spatial relationship or to preserve visual
access to community focal points, either natural or man-made.
(3)
The selection of building design elements, for
example in the use of materials, fenestration, color, texture, and
other design considerations, should ensure that such treatment is
generally consistent with traditional and vernacular 18th- and 19th-
and early 20th-century architectural styles.
(4)
Building additions and renovations should be
designed to reflect the existing building in terms of scale, materials,
fenestration and color.
(5)
Appearance of the side and rear elevations of
buildings shall receive architectural treatments comparable to that
of any proposed front facade if said elevations are generally within
public view.
(6)
Buildings should, where appropriate, strengthen
the particular design features of their locale by, for example, framing
a view corridor, enclosing an open space area, or continuing a particular
design feature or statement. Such construction should complement the
existing historic building designs in the Village.
C.
Building massing and scale.
(1)
Long, horizontal facades should be broken down
into segments having vertical orientation, and tall vertically oriented
facades shall be broken down into horizontal components through use
of appropriate design features.
(2)
Buildings with expansive blank walls are prohibited.
(3)
Buildings should be designed so that facades
are the prominent architectural feature and the roofs are visually
less dominant in the total design. Architecturally accurate roof styles
shall be consistent with the proximal historic context.
(4)
A pedestrian scale should be achieved at ground
level and along street frontages and entryways through the use of
such scale elements as windows, doors, columns, plazas, awnings, canopies,
and site furnishings.
(5)
In new infill construction, the alignments of
proposed facades shall be consistent with the existing setback of
nearby buildings to the extent permitted by this section.
D.
Facade treatment.
(1)
Multitenant buildings shall provide uniform
storefronts, doorways, windows, awnings and other design features
for all ground floor tenants. Upper floors of said buildings shall
at a minimum be coordinated with the ground floor through common materials
and colors. Storefronts should include display windows with a sill
height not less than two feet from grade.
(2)
Buildings should use windows of similar sizes
and shapes or incorporate other facade elements that establish the
same pattern of other buildings in its context.
(3)
Dominant zones and horizontal lines that establish
those zones should be included in the design. Such lines include the
tops of display windows, sign fascias, cornices and belt courses.
(4)
Design elements that carry through a block such
as storefront patterns, window spacing, entrances, canopies or awnings,
etc., should be incorporated into new or renovated facades.
(5)
Exterior mounted mechanical and electrical equipment
shall be completely screened from public view with opaque architectural
elements.
(6)
Facade renovations should be consistent with
the original architectural style of the building. Original details
should be retained; when it becomes necessary to introduce new features,
they should harmonize with existing features. If windows and doors
must be replaced, new materials that match the original design should
be used, wherever possible.
(7)
The use of creative lighting schemes to highlight
building facades and related areas of a site shall be encouraged,
except that any such nonresidential lighting shall be shut off by
10:00 p.m. or 1/2 hour after the closing of such nonresidential use.
E.
Building materials, colors and texture.
(1)
On existing buildings, original materials shall
be retained wherever possible, and the repair and restoration of existing
materials deemed of architectural value shall be strongly encouraged.
(2)
Where appropriate, building renovations shall
incorporate elements of the original structure into the renovation
design.
(3)
The use of brick, stone, clapboard, shakes and
other facade materials of a traditional and vernacular nature shall
be strongly encouraged.
(4)
Metal panels and mirrored glass surfaces are
prohibited on all buildings.
(5)
The painting of buildings in bold colors, patterns,
checks or stripes is discouraged.
(6)
The use of colors generally associated with
traditional building design shall be encouraged on all buildings.
Accent or complementary colors which harmonize with the main facade
colors shall be permitted for trim, awning and other building details.
Acceptable paint colors from the relevant periods can be found within
the following reference, which is maintained for review in the Planning
Office:
(a)
Paint in America, the Colors of Historic Buildings
(Moss, Roger, John Wiley & Sons, Inc., 1994).
F.
Other requirements.
(1)
Awnings shall be encouraged on nonresidential
buildings. All awnings shall be constructed and installed so that
the frame and fabric of the awning is integrated into the overall
building design. No awning shall extend beyond a dimension appropriate
with the size and scale of the subject building, and no awning shall
be less than eight feet above the ground. Awnings which project into
any roadway, driveway, parking or loading area are prohibited. Awnings
shall not be placed so as to conceal or disfigure an architectural
feature or detail. Awning materials shall be limited to cloth, canvas
and similar materials; metal and aluminum awnings are prohibited.
Plastic, internally illuminated awnings are prohibited. Awnings may
be solid or striped, but colors shall be coordinated with the facade
colors.
