In reviewing a site plan, the reviewing board
shall consider and the site plan shall provide for the following:
B.
The design and layout of buildings and parking areas
shall be reviewed so as to provide an aesthetically pleasing design
and efficient arrangement. Particular attention shall be given to
safety and fire protection, impact on surrounding development and
contiguous and adjacent buildings and lands.
C.
Adequate lighting shall be provided to ensure safe
movement of persons and vehicles and for security purposes. Lighting
standards shall be of a type approved by the reviewing board. Directional
lights shall be arranged so as to minimize glare and reflection on
adjacent properties and roadways.
(1)
Standards should be spaced at a distance approximately
equal to four times the height of a standard.
(2)
Spotlights and floodlights, if used, should not be
located on buildings and faced outward. Lights should be located on
standards pointing toward the structures.
(3)
Use lighting shields to keep glare on the site.
(4)
Consider light locations from a maintenance point
of view. They shall be located so as not to hamper vision on any adjacent
roadway.
(5)
The height of light poles should be limited to the
maximum height of structures permitted in the particular zoning district
where they are located or 25 feet, whichever is less. The light itself
should be shielded to restrict the maximum apex angle of illumination
to 150º.
(6)
All site lighting shall be fixed. No site lighting
shall be vehicle-mounted.
[Added 12-5-1991 by Ord. No. 28-91]
(7)
All lights shall be designed and located in such a
manner as to provide a maximum of four footcandles and a minimum of
1/2 footcandle on all areas of the site utilized for vehicular or
pedestrian movement, parking and material storage.
[Added 12-5-1991 by Ord. No. 28-91]
(8)
All lighting shall be so situated as to avoid bleeding
of light over property lines.
[Added 12-5-1991 by Ord. No. 28-91]
(9)
All lighting shall be located so as not to interfere
with the vision of drivers of land- or water-based motorized vehicles.
(10)
No lighting shall be designed to appear to move,
flicker or to revolve.
[Added 12-5-1991 by Ord. No. 28-91]
D.
Landscaping shall be provided as part of the overall
site plan design and integrated into building arrangements, topography,
parking and buffering requirements. Landscaping shall include trees,
bushes, shrubs, ground cover, perennials, annuals, plants, sculpture,
art and the use of building and paving materials in an imaginative
manner.
(1)
Landscaping should be designed for easy maintenance.
(2)
Foundation plants shall be provided where the building
will have an exposed foundation.
(3)
The plan shall provide for a mix of trees and shrubs.
(4)
Street trees shall be required and spaced approximately
50 feet apart.
(5)
Within the lot itself, provision shall be made for
landscaping, including such areas as the raised walkways, at the end
of bays and on specific planting islands. Planting strips may be as
narrow as five feet. All shall be raised and protected from the wandering
driver.
(6)
A minimum of 5% of the parking area shall be landscaped.
(7)
Use natural topography and vegetation where possible.
Large parking areas shall not be stripped of vegetation without requiring
reseeding or replanting of all unpaved areas.
E.
Buffering shall be located around the perimeter of
the site to minimize headlight glare from vehicles, noise, light from
structures and the movement of people and vehicles and to shield activities
from adjacent properties when necessary. Buffering may consist of
fencing, evergreens, shrubs, bushes, deciduous trees or combinations
thereof to achieve the stated objectives. Plantings shall be used
also whenever a fence is required.
F.
Signs shall be designed so as to be aesthetically
pleasing, harmonious with other signs on the site and located so as
to achieve their purpose without constituting hazards to vehicles
and pedestrians.
(1)
Only those signs identifying the name, business, occupant,
service, address or product offered or sold on the premises shall
be permitted to be erected. Coming events, community bulletin boards
and time-and-temperature signs shall also be permitted.
(2)
Signs within the interior of a structure designed
to be seen and read from the exterior shall be considered as part
of any maximum sign area.
(3)
Signs attached to a principal structure shall not
extend above the roof line or parapet.
(4)
No flashing, moving or apparent moving signs shall
be permitted, except for time-and-temperature signs and changeable
copy displays.
(5)
The top of freestanding signs shall not exceed the
height limit of principal structures in the zone where located or
35 feet, whichever is less.
(6)
Signs, whether portable, permanent or temporary, other
than municipal, county or state signs, shall not be erected within
the right-of-way of any street or approved sight easements nor shall
any sign be located so as to constitute a traffic hazard.
(7)
Only one such freestanding sign shall be permitted
on any single property regardless of the number of establishments
on the property, except that the reviewing board may authorize an
additional freestanding sign if the property has access from more
than one public street.
(8)
The total area of all signs affixed to a structure
shall not exceed 7% of the building facade of the structure. The reviewing
board may permit in total sign area up to 10% of the building facade
if, in the reviewing board's judgment, such additional area shall
assist in developing a harmonious and integrated sign plan in accordance
with the goals and objectives of this subsection.
(9)
Freestanding signs to be located on poles, kiosks,
stanchions or similar supports shall not project above the maximum
height permitted in the zone. Such signs shall have an area not in
excess of 5% of the building face fronting on the street but in no
event greater than 100 square feet. The reviewing board may permit
a total sign area of up to 150 square feet if, in the reviewing board's
judgment, such additional area shall assist in achieving the goals
and objectives of this subsection.
G.
Storm drainage, sanitary waste disposal, water supply and garbage disposal shall be reviewed and considered. Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on-site and off-site, to adequately carry runoff and sewage and to maintain an adequate supply of water at sufficient pressure. Stormwater runoff from the site is to be controlled so that on- and off-site erosion is neither caused nor worsened and so that the potential of downstream flooding is not increased. It must be shown that an adequate potable water supply shall be available and not threatened by nearby use of other land or shall be provided by the developer. See also the provisions of Subsection T as set forth hereinafter.
[Amended 4-20-2005 by Ord. No. 11-2005]
H.
Garbage disposal shall be adequate to ensure freedom
from vermin and rodent infestation. All disposal systems shall meet
municipal specifications as to installation and construction. They
shall be fenced, screened with plantings and shall have suitable access.
I.
Environmental elements relating to soil erosion, preservation of trees, protection of watercourses and resources, noise, topography, soil and animal life shall be reviewed, and the design of the plan shall minimize any adverse impact on these elements. Efforts shall be made to preserve the trees within the development. Trees that are planted shall be two inches or more in diameter, three feet off the ground and eight feet or more in height. All trees shall be planted within the normal planting season. All planted trees shall be firmly supported by guy wires with protection for the trees. Adequate protection and conservation of soils shall be provided through the submission of an erosion and sediment control and surface water management plan as required by Chapter 197 of the Code of the Borough of Hopatcong.
J.
Standards for the grading, improvement and construction
of streets or driveways and for any required walkways, curbs, gutters,
streetlights, fire hydrants and water, drainage, sewage facilities
and other improvements found necessary shall be approved by the Borough
Engineer. Where certain utilities to be installed are under other
governmental authority or jurisdictions, the standards shall be provided
by those jurisdictions and shall be adhered to by the developer. A
letter approving the proposed installations and a statement as to
who will carry out the construction shall be required.
K.
Any off-tract water, sewer, drainage or street improvements
required as a result of land development shall be paid for by the
developer on a pro-rata basis as determined by the reviewing board.
Said costs shall be determined by proportioning said benefit to the
site in relation to the benefit of the entire area being served.
L.
Plans of proposed utility layouts, such as water supply,
sanitary sewers, storm sewers and other drainage structures, gas,
electricity and telephone, shall show feasible connections to existing
or any proposed utility system.
(1)
Water and sewers. When an individual water supply
and/or sewage disposal system is proposed, the plan for such system
must be approved by the appropriate local, county or state health
agency. When a public sewage disposal system is not available, the
developer shall have percolation tests made, and when deemed necessary
by the reviewing board, test holes or borings shall be made by a New
Jersey licensed engineer, a New Jersey licensed health officer or
an approved testing laboratory, and the results thereof shall be submitted
to the reviewing board with the preliminary plan.
(2)
Electric and telephone utilities. The developer shall
arrange with the serving utility for the underground installation
of the utilities' distribution supply lines and service connections
in accordance with the provisions of the applicable standard terms
and conditions incorporated as a part of its tariff, as the same are
then on file with the State of New Jersey Board of Public Utility
Commissioners, and shall submit to the reviewing board, prior to the
granting of preliminary approval, a written instrument from each serving
utility, which shall evidence full compliance with the provisions
of this subsection. In those instances where lots in the proposed
development abut existing streets within which overhead electric or
telephone distribution supply lines have theretofore been installed
on any portion of such abutting streets, the electric and telephone
service may be supplied from such overhead lines, but all service
connections from the utilities' overhead lines shall be installed
underground. The location of access facilities for servicing the utility
in the proposed development shall be developed in conjunction with
and as part of the complete site plan.
M.
Streets within the land development shall be of sufficient
width and suitable grade and suitably located to accommodate prospective
traffic and to provide access for fire-fighting and emergency equipment
to buildings and shall be coordinated so as to compose a convenient
system consistent with the circulation element of the Master Plan.
No street shall be required of a width greater than 50 feet within
the right-of-way line unless said street constitutes an extension
of an existing street of a greater width or already has been shown
on the Master Plan at a greater width.
N.
Any area reserved for public use shall be of suitable
size, shape and location to serve its intended purposes. Any open
space to be set aside as part of a residential cluster shall comply
with those provisions of and as provided for by N.J.S.A. 40:55D-43.
O.
No development shall take place in a delineated floodway
area, and development shall be permitted in a delineated flood fringe
area only where it is determined by the Borough Engineer that the
first-floor elevation will be above the flood level and that construction
and landfilling will not significantly increase flooding in other
areas.
P.
Electric and telephone lines shall be installed underground.
Q.
Air pollution. It must be shown that no visible smoke
or deleterious chemical changes are produced in the atmosphere by
heating or incinerating devices nor by any processing of materials.
R.
All off-street parking areas for nonresidential uses
permitted in residential zones and all off-street parking areas in
nonresidential zones shall meet all of the following requirements:
(1)
All off-street parking areas shall be surfaced with
either a bituminous concrete pavement with a minimum four-inch crushed
stone base and a two-inch wearing surface or a six-inch reinforced
concrete pavement maintained in good condition and shall be so graded
and drained as to dispose of all surface waters to the satisfaction
of the Borough Engineer.
(2)
All parking spaces within any parking area shall be
clearly marked and maintained to show the parking arrangement within
said parking area.
(3)
All lighting for off-street parking areas shall be
so arranged and shielded as to reflect the light downward and prevent
any light from shining directly on adjoining streets, residential
zones and residential buildings.
(4)
All parking areas shall be effectively screened on
any side which abuts or faces any premises situated in any residential
zone by a fence, wall or hedge at least five feet in height, maintained
in good condition, if required by the site plan approved by the reviewing
board; provided, however, that such fence, wall or hedge may be waived
by the reviewing board if, because of topographic or other extraordinary
or exceptional conditions, the same shall not be necessary to protect
any abutting or facing premises situated in any residential zone.
(5)
If any fence, wall or hedge shall have been required for any parking area under Subsection R(4) of this section, then said fence, wall or hedge shall be protected by a concrete curb or bumper guard or the equivalent, which shall run parallel to said fence, wall or hedge; be at least five inches in height above the paved surface adjacent to said fence, wall or hedge; and be a sufficient distance therefrom to protect said fence, wall or hedge from the impact of motor vehicles. Utility poles shall not be used to meet required curbing or bumper guard requirements.
(6)
If any parking area shall have been permitted in any
front yard, the reviewing board shall have the power to require a
concrete curb, bumper guard or the equivalent, at least five inches
in height above the paved surface, along and parallel to any landscaped
area in the front yard as sufficient to protect the same from the
impact of motor vehicles.
(7)
All such parking areas shall be used only for the
parking of automobiles. No commercial repair work or sales of any
kind shall be conducted in any parking areas. No sign other than entrance,
exit, identification and conditions of use signs shall be maintained
in any parking area. No such sign shall be larger than four square
feet in area. Nothing herein contained shall be construed to permit
any required parking area to be used for the commercial storage of
new or used motor vehicles by a new or used car dealer or motor vehicle
rental agency.
(8)
Each and every off-street parking area shall be subject
to site plan approval by the reviewing board. The reviewing board
shall consider the effect of any parking area upon traffic safety
and abutting properties and shall ascertain that all requirements
of this chapter are met.
(9)
Off-street parking facilities shall be located as
hereinafter specified in this article. Where a distance is specified,
it shall be the distance measured from the nearest point of the parking
facility to the nearest point of the building that such facility is
required to serve. For all residential buildings, regardless of the
district in which they may be located, and for all nonresidential
buildings in residential zone districts, required parking shall be
provided on the same lot with the building. For all nonresidential
uses in nonresidential zone districts, required parking shall be provided
within 150 feet of such use.
(10)
The off-street parking area shall be effectively
screened on any side which adjoins or faces premises situated in any
residential zone district by a fence or wall not less than four nor
more than six feet in height and maintained in good condition; provided,
however, that a screening of hedge or other natural landscaping may
be substituted for the required fence or wall if approved by the reviewing
board. No part of any parking area shall be closer than 10 feet to
any school, hospital or other institutional building situated on any
contiguous lot unless screened by an unpierced masonry wall not less
than four nor more than six feet in height. This shall not be construed
to require screening for off-street parking spaces for residential
uses.
(11)
The parking itself should be 10 feet by 20 feet
and separated by double lines (hairpin markings). All parking areas
should be curbed, and if sidewalks or walkways are not provided, front
wheel bumpers should be installed. If the raised paved area beyond
the curb is widened to accommodate vehicle overhang, the length of
the stall may be shortened. The curb should be either poured concrete,
precast concrete or Belgian block.
(12)
Parking areas of more than 300 cars should be
discouraged.
(13)
Parking should not be located abutting buildings.
These areas should be kept open for emergency vehicle access. Parking
should also be kept at least 25 feet away from driveway openings and
curb cuts.
(14)
Industrial, office or similar types of uses
can provide slightly less convenient parking because of the relatively
long-term repetitive nature of the demand. For these uses, no parking
should be permitted between the front building line and right-of-way
line, with the possible exception of a limited amount of visitor parking.
S.
Pedestrian and vehicular traffic movement within and
adjacent to the site shall be considered, with particular emphasis
on the provision and layout of parking areas; off-street loading and
unloading; and movement of people, goods and vehicles from access
roads within the site, between buildings and between buildings and
vehicles. The reviewing board shall ensure that all parking spaces
are usable and are safely and conveniently arranged. Access to the
site from adjacent roads shall be designed so as to interfere as little
as possible with traffic flow on these roads and to permit vehicles
a rapid and safe ingress and egress to the site.
(1)
Where possible, a loop system should be developed.
The loop system should also include crossovers between the legs of
the loop.
(2)
When a complete loop is not feasible, a wider road
should be provided with a divided entrance. While a thirty-foot-wide
loop street may be adequate, the nonloop system should have a minimum
of 34 feet with a forty-foot or greater width desirable. The divider
island should be at least five feet wide with each roadway at least
20 feet in width.
(3)
No parking should be permitted on the roads.
(4)
The entrances and exits should provide for acceleration
and deceleration lanes wherever possible. These lanes are generally
13 feet in width and adjacent to the main roadway. They should be
a minimum of 60 feet in length to be effective.
(5)
Careful attention should be given to intersection
radii. The right turn is the critical turn, and cars exiting from
a development with an insufficient radius will mount the curb or poke
their cars into the oncoming traffic lane. If a one-way system is
used, the right-turn curb radius should be 20 feet, and the left-turn
curb radius should be 10 feet.
(6)
The intersection of the curblines of a two-way street
system should have a minimum radius of 25 feet for local roads and
35 feet for major arterials.
(7)
Driveways leading from the roads to parking areas
should be 12 to 15 feet wide for one-way operation and 24 feet wide
for two-way. The turning radii should be at least 15 feet, with 20
feet preferred.
(8)
Curbs, concrete or Belgian block, shall be provided.
(9)
Entrances and exits require careful placement since
their use takes place during peak traffic hours. Exit capacity should
be greater since exiting usually takes place over a shorter period
of time. Unloading docks should have a clear area equal to twice the
largest vehicle to be accommodated. Widths should be 12 to 14 feet
and with a clear height of 14 feet.
T.
Notwithstanding any other provision of this chapter
to the contrary, the Borough hereby adopts and incorporates herein
by reference the current nonstructural stormwater management strategies
as the same may be amended and supplemented from time to time and
as are set forth in N.J.A.C. 7:8-1 et seq. The applicant shall compare
current nonstructural stormwater management practices as set forth
in the aforesaid regulation to the standards set forth in this chapter.
In the event of any conflict between the provisions of this chapter
and the current nonstructural stormwater management regulations, the
regulations shall be controlling. The approving board shall only
approve developments which comply with the provisions of N.J.A.C.
7:8-1 et seq., as amended, to the maximum extent feasible considering
the constraints of the specific development project. Any Borough
regulation in conflict with said regulations shall be superseded by
the provisions of N.J.A.C. 7:8-1 et seq., as amended.
[Added 4-20-2005 by Ord. No. 11-2005]
