A. General. All improvements shall be installed in complete accordance with the standards of this Chapter, with other particular specifications approved by the Planning Board and Borough Engineer and with all other applicable Municipal, County, State and Federal regulations. Should improvements be required which are not provided for within the particular sections of this Chapter, they shall be designed and constructed in accordance with good engineering practice and recognized design standards. The developer (or his engineer) shall submit detailed design calculations and construction specifications in each such instance.
Prior to the initiation of such specialized design, the particular standards to be utilized shall be submitted for review by the Planning Board and
Borough Engineer.
B. Standard Specifications and Construction Details. The Standard
Specifications for Road and Bridge Construction of the New Jersey
Department of Transportation (latest edition), including all addenda, and the Standard Construction Details of the New Jersey Department of
Transportation (latest revision) as modified, supplemented, amended or superseded by the requirements of this Chapter, by the approved final plat, by particular agreement among the Planning Board, Borough Council and subdivider or by other applicable municipal, County, State or Federal regulations, shall govern the completion of the required improvements.
Such Standard Specifications and Standard Construction Details are made
a part of this Chapter by reference and will not be herein repeated. It is the responsibility of all developers to familiarize themselves with these standards, copies of which may be examined at the offices of the Borough
Clerk and Borough Engineer and may be obtained, upon payment of the cost thereof, from the New Jersey Department of Transportation. The requirements of this Chapter, of an approved final plat or of particular agreements and conditions of approval and of applicable Municipal,
County, State or Federal regulations shall govern and prevail in the case of conflict between them and the Standard Specifications or Standard
Construction Details. Should the Borough adopt, subsequent to the effective data of this Chapter, particular and specific Standard Construction
Details for the Borough, they shall govern and prevail over the Standard
Construction Details of the New Jersey Department of Transportation previously referred to.
A. Objectives. All site plan and subdivision plats shall conform to design standards that will encourage desirable development patterns within the
Borough. Where either or both an Official Map or Master Plan have been adopted, the site plan or subdivision shall conform to the proposals and conditions shown thereon. The streets, drainage rights-of-way, school sites, public parks and playgrounds and other municipal facilities shown on an adopted Master Plan or Official Map shall be considered in the review of site plans and subdivision plats. Where no Master Plan or
Official Map exists, or makes no provisions therefor, streets and drainage rights-of-way shall be shown on the final plat in accordance with
C.40:550-38, and shall be such as to lend themselves to the harmonious development of the municipality and the enhancement of the public welfare.
B. Responsibility for Design. Within the criteria established by and subject to the review and approval of the Planning Board, all design of a site plan or subdivision is the responsibility of the developer and he shall be responsible for and bear the entire cost of any and all investigations, tests, reports, surveys, samples, calculations, environmental assessments, designs, researches or any other activity necessary to the completion of the design.
The standards set forth in this Chapter shall be taken to be the minimum necessary to meet its purposes as set forth elsewhere herein. The responsibility of the Planning Board shall be to see that these minimum standards are followed and, in those cases not covered by these standards, sufficient precautions are taken to assure that the eventual design is conducive to the implementation of the purposes of this Chapter and the
Borough Master Plan. The Planning Board may employ professionals in various disciplines to advise and assist it in its determinations. Any decisions of the Planning Board regarding the suitability or sufficiency of any design proposal, taken upon advice of its professionals and subject to the provisions of this Chapter, shall be deemed conclusive.
C. Design Data. To properly execute the design of a site plan or subdivision, it is anticipated that the developer will obtain or cause to be obtained certain design data including, but not limited to, soil tests and analyses, environmental assessments, traffic studies and traffic projections, surveys, reports and similar design data. Any and all such data obtained by the developer, or by others retained by him to complete the design, shall be made available to the Planning Board and its employees and professional consultants, for the purpose of reviewing the proposed design. Should the Planning Board determine that the design data submitted is not sufficient for the purpose of completing a full review of the proposal, it may request the applicant to provide such additional information as is deemed necessary. Until the applicant supplies such information, no submission under the provisions of this Chapter shall be termed complete. Nothing contained herein shall be interpreted to prevent the Planning Board from making or causing to be made such independent studies, calculations or other undertakings as it deems necessary in the review of any application for development.
D. Design Standards. When a developer determines that it will be necessary to utilize design standards in addition to or other than those minimum requirements established herein, he is advised to consult with the Borough engineer prior to beginning his detailed design, for review and approval of his proposed design standards. Standards utilized should generally be nationally recognized and in common use in this area. Design standards may not be utilized if they do not have the approval of the Borough Engineer.
E. Waiver of Requirements. It is recognized that, in certain instances, preexisting conditions or the uniqueness of a particular proposal may require the waiver of some of the standards presented herein. The PIanning
Board may consider and, for cause shown, may waive strict conformance with such of these detailed design standards as it sees fit. Any developer desiring such action shall present with his application for development a listing of all such waivers desired together with the reasons therefor.
A. The block length, width, and acreage within bounding roads shall be such as to accommodate the size and dimensions of lots required for the zoning district by this Chapter and to provide for convenient access, circulation control, and safety of vehicles and pedestrians.
B. Block lengths may vary between five hundred (500) and three thousand (3,000) feet but blocks, along other than local or collector streets shall not be less than one thousand two hundred (1,200) feet long.
C. Interior crosswalks with a right-of-way twenty (20) feet wide containing a sidewalk of four (4) feet or greater in width and fenced on both sides may be required for blocks longer than one thousand two hundred (1,200) feet. and from the ends of the cul-de-sacs to-adjacent streets and elsewhere, as required by the public convenience, including the provision of walks giving access to schools, playgrounds and shopping centers without the necessity of crossing traffic thoroughfares.
A. Buffer areas. All uses, other than single family detached dwellings and
their accessory uses (except as otherwise provided in this Chapter), shall
provide twenty (20) foot wide buffer areas along all front side and rear
property lanes.
1. For a proposed single family detached subdivision, a landscapeŒ
Œplan should be submitted showing the proposed foundation of each
dwelling, as well as street trees planted at 40' to 60' spacing.
2. If a home professional office, home occupation or an accessory useŒ
Œto a single family detached dwelling requires ten (10) or more off
street parking spaces, the Planning Board shall consider the need
for a buffer area and may require that buffer areas of twenty (20)
feet in width be provided along side and rear property lines adjacent
to such accessory use and/or off-street parking.
3. If a proposed single family detached subdivision abuts a collector orŒ
Œarterial highway or an area zoned for or occupied by uses, otter than
residential, the Planning Board shall consider the need for buffer
areas and may require:
a. That a buffer strip not exceeding fifty (50) feet in width be
provided and maintained in its natural state and/or suitably
planted with screening and landscaping, or
b. That the adjacent lots front on an interior street and have a
depth of at least two hundred (200') feet with suitable
screening and landscaping planted at the rears or
c. That other suitable means of separation be provided.
3. Buffer areas shall be maintained and kept free of all debris, rubbish, weeds and tall grass.
4. No structure, activity, storage of materials or parking of vehicles shall be permitted within the buffer area, except that, where permitted lay the Planning Board, the buffet area may be broken for vehicular or pedestrian access and appropriate directional and safety signs provided.
B. Screening. Within buffer areas required by Section 8.4,A above, there shall be provided screwing in accordance with the following regulation:
1. Except as otherwise provided herein, the screening area shall be a
minimum of twenty (20) feet in width and shall be planted with a
variety of evergreen trees approved by the Borough Shade Tree
Commission (a list of suggested trees and species .y be obtained
from the Shade Tree Commission). Trees shall be planted in two
staggered rows eight ($) feet apart and shall be between six (6) and
eight (8) feet in height and shall conform to the cent American
Standard for Nursery Stock sponsored by the American Association
of Nurserymen, Inc. Within each row, the trees shall be planted on
six (6) foot centers (see Figure 1 below) Double staggered rows of
approved evergreen trees.
FIGURE 1
STANDARD SCREENING
2. In cases where it is determined to be desirable by the Planning Board, a variety of evergreen trees planted with a minimum height of four (4) feet may be substituted for the six (6) to sight (8) foot trees required under Section 8.4, A provided. the developer shall install a solid six (6) foot high stockade fend along the outside of the required screening stripy in accordance with Section 8.14 prior to commencing the construction of improvements on the site: The stockade fence shall be maintained in food condition by the developer until such time as the evergreen trees have grown to a minimum height of ten (10) feet at which time, the developer may remove the stockade fence.
3. Where suitable trees exist within a screening area, they should be retained and supplemented with shade tolerant evergreen trees to provide the equivalent of the required screening as determined by the Borough Shade Tree Commission.
4. Where all proposed buildings, parking areas and other improvements are located fifty (50) feet or more from a property line abutting a residential zone, the Planning Board may permit a screening area ten (10) feet in width planted with a single row of evergreen trees in A location approved by the Planning Board planted on five (5) foot centers with a minimum height of six (6) to eight (8) feet of a type and species to be substituted for the screening area required in Figure 1.
(see Figure 2 below)
FIGURE 2
5. The required height for a screening area shall be measured in relationship to the elevation of the land at the nearest required rear, side or front yard setback line of the abutting residentially zoned properties. Where the average ground elevation of the location at which the screening strip is to be planted is less than the average ground elevation at the nearest required rear, side or front setback line on the abutting residentially zoned property, the Planning Board may require the height of trees planted in the required screening s strip be increased by an amount equal to the difference in elevation. Where the average ground elevation of the location at which the screening strip is to be planted is greater than the average ground elevation at the nearest required rear, side or front setback line on the abutting residentially zoned property, the Planning Board may permit the height of trees planted in the required screening strips to be decreased by an amount equal to one-half the difference in elevation, except that in no case, shall the required height be reduced to less than four (4) feet.
6. All trees in a screening area shall be watered weekly through the first growing season. The developer shall construct a six (6) inch deep earth saucer around each tree to hold water and fill with woodchips or other suitable mulch. Trees shall be nursery grown, balled and bagged, sheared and shaped, of the required height and planted according to accepted horticultural standards.
7. At the following locations within required screening areas, evergreen shrubs with a maximum mature height of thirty (30) inches or less, approved by the Borough Shade Tree Commission as to type, location and spacing, shall be provided in lieu of the evergreen trees specified above:
(a) Within sight triangle easements
(b) Within twenty-five (25) feet of intersections where sight triangle easements are not provided.
(c) Within twenty-five (25) feet of access drives, and driveways.
8. Waiver: The Planning Board, after favorable recommendation by the Borough Engineer and Shade Tree Commission and after examination and review, may waive, fully or partially, provisions of this section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions, and/or may require supplementary plantings.
C. LANDSCAPING
1. Topsoil Preservation: No topsoil shall be removed from the site or used as spoil, except excess topsoil remaining after all improvements have been installed in accordance with an approved site plan or subdivision map after topsoil has been redistributed in accordance with this paragraph. All topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide an even cover and shall be stabilized by seeding or planting. All retraced areas and all lawn areas shall be covered by a four (4) inch minimum thickness of topsoil. If sufficient top soil is not available on the site, topsoil meeting the requirements of the Standard Specifications shall be provided to result in a four (4) inch minimum thickness.
2. Protection of Trees: No material or temporary soil deposits shall be placed within six (6) feet of any trees or shrubs designated to be retained on the preliminary and/or final plat. Where grading may be required, trees not shown for removal shall be walled in and extension tiled to the outer crown of the tree.
3. Removal of Debris: All tree stumps and other tree parts or other debris shall be removed from the site and disposed of in accordance with law. No tree stumps, portions of a tree trunk or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site. If trees and limbs are reduced to chips they may, subject to the approval of the Borough Engineer, be used as mulch in landscaped areas.
4. Slope Plantings: Landscaping of the area of all cuts or fills and terraces shall be sufficient to prevent erosion, shall be approved by the Borough Engineer and Shade. Tree Commission. All roadway slopes steeper than one (1) root vertically to three (3) feet horizontally shall be planted with suitable cover plants combined with grasses and/or sodding. Grasses or sodding alone shall not be acceptable.
5. Selective Thinning: Throughout the development except in areas specifically designated to remain in their natural state, in landscaped or buffer areas, on building lots and in open space areas for public or quasi-public use, the developer shall selectively thin to remove all dead or dying vegetation, either standing or fallen, and shall remove, including grubbing out stumps, all undesirable trees and other growth. The developer shall, in accordance with overall site development and his proposed landscaping scheme, provide cleared, graded and drained pathways approximately four (4) feet wide through all public or quasi-public open space in heavily wooded areas. Such pathways should be sited to conform to the existing natural conditions and should remain unobstructed. They are not intended to provide improved walkways, but only to provide easy access through open space areas.
6. Additional trees in single family subdivisions:Besides the screening and shade tree requirements, additional trees shall be planted throughout the subdivision in accordance with a planting plan approved by the Planning Board at the time of final approval. The number of trees planted shall not be less than ten (10) per acre, calculated on the basis of the entire subdivision tract. The variety of plantings may vary from those listed under shade tree requirements and may include flowering types and/or evergreens, not exceeding thirty percent (30%) of the total plantings.
7. Additional landscaping for non-residential uses: In conjunction with all uses other than single family homes, all areas of the site not occupied by buildings, pavement, sidewalks, required screening, required parking area landscaping, required safety islands, or other required improvements, shall be landscaped by the planting of grass or other ground cover acceptable to the Planning Board and a minimum of two (2) shrubs and one (1) tree for each two hundred fifty (250) square feet of open space.
8. Trees shall be planted with a minimum diameter of two (2) inches breast height.
9. Waiver: The Planning Board, after favorable recommendation by the Borough Engineer and Shade Tree Commission and after examination and review, may waive, fully or partially, provisions of this Section in heavily wooded areas, in areas unsuitable for plantings or because of other exceptional conditions and/or may require supplementary plantings.
10. Specifications: All planting, clearing, selective thinning, topsoiling, seeding and other landscaping work shall conform to the applicable requirements of the Standard Specifications.
11. Landscaping Plan: The placement of landscaping shall be in accordance with a landscaping plan submitted with the final plat.
Relocated plantings: Existing plants may be salvaged and/or relocated from clearing areas within the development and utilized to meet the planting requirements of Section 8.4, C, 6 and 7, provided that:
a. Each three (3) items of salvaged and/or relocated plant material shall be considered equivalent to two (2) items of new plant material, and
b. All such salvaged and/or relocated plant material shall be of a type, size and quality acceptable to the Shade Tree Commission and the Borough Engineer, and
c. All such salvaged and/or relocated plant material shall be dug, transported and replanted at a season of the year using a schedule and equipment, methods and materials conforming to the requirements of the Standard Specifications and subject to the approval of the Shade Tree Commission and the Borough Engineer.
d. The developer has received the approval of the Shade Tree Commission and the Borough Engineer of the items to be relocated and the schedule and methods of relocation prior to any work of salvaging and/or relocation taking place.
D. 1. In each subdivision of land, the developer shall plant between the sidewalk and right-of-way line proper shade and/or decorative trees of a type approved by the Shade Tree Commission at a maximum distance of fifty (50) feet between trees. The minimum distance between such trees planted shall be forty (40) feet. Planting sites shall be indicated on the final plat. Such plantings shall not be required within sight easements as required elsewhere herein.
2. All trees planted in accordance with the provisions of this ordinance shall be placed in a proper manner and in a good grade of tops oil and within the area of the tree well at the point where the tree is planted. In the event that any Individual person or group of individual persons desire to plant a tree or trees in a tree well or within the jurisdiction of the Borough Shade Tree Commission, such person or persons may do so, provided that they conform to the provisions of this Chapter, and further provided that permission of the said Shade Tree Commission is obtained.
3. All shade trees to be hereafter planted in accordance with this Chapter shall be nursery grown, or of substantially uniform size and shape and shall have straight trunks. Ornamental trees need not have straight trunks, but must conform in all other respects with the provisions for trees and tree plantings outlined in this Chapter.
4. All trees planted pursuant to this Chapter shall be planted in a dormant state.
5. Subsequent or replacement plants shall conform to the type of existing tree in a given area, provided that if any deviation is anticipated, it must be done only with the percussion of the Shade Tree Commission. In a newly planted area, only one (1) type of tree may be used on a given street, unless otherwise specified by the Shade Tree Commission.
6. A hole in which a tree is to be planted shall be in each case, onethird (1/3) larger in width and in depth than the existing root ball of the particular tree to be planted. The hole for a tree to be planted shall contain proper amounts of topsoil and peat moss, but no chemical fertilizer shall be added until the tree has been planted for one (1) year.
7. All shade trees shall be planted in accordance with the landscaping requirements of the Standard Specifications.
