In no case shall there be more than one single-family dwelling permitted on a subdivision lot of record. More than one principal nonresidential use or structure may be permitted on a single lot, provided that all other requirements of this chapter shall be met for each structure as though it were on an individual lot.

In general lot lines shall follow municipal boundary lines rather than cross them.

The lot and yard regulations for any new building or use shall not include any part of a lot that is required by any other building or use to comply with the requirements of this chapter.

Residential lots must front on and have wholly owned access to either an existing or proposed street.

Corner lots and double frontage lots shall provide for equal front yard setbacks on each street.

Any vacant lot existing at the date of the adoption of this chapter, or any lot containing a building, which has been substantially destroyed by fire, explosion, act of God or act of public enemy, whose area or dimensions met the requirements of the district in which the lot was located under the prior land use or zoning ordinance, may have a building permit issued for a use permitted for that zoning district without an appeal to the Board of Adjustment, provided that the building coverage limit is not exceeded, parking requirements are met and the side and rear yard provisions are reduced by the same percentage that the area of such lot bears to the zoning district requirements, except that no side yard shall be less than half that required by this chapter or five feet, whichever is greater. The front yard setback shall be as required by the zone district requirements in existence at the time the building permit issues.

Lot averaging. If the Planning Board determines that strict adherence to the minimum lot size requirement would jeopardize environmentally sensitive land within a property to be subdivided, the Board may authorize the use of lot averaging. This would permit the inclusion of lots which are less than the required minimum lot size, provided that:

Flag lots are those which have access to a public or private road by means of a strip of property connecting the flag portion of the lot with the road. The Planning Board may classify and approve as a minor subdivision a proposed new lot which does not have the frontage required by this chapter.

The following regulations shall apply to flag lots:

Provisions of adequate sites for the types of buildings proposed.

Zoning requirements for lot sizes, dimensions and minimum lot areas per dwelling unit.

The limitations and opposites of the topography.

Safe and convenient vehicular and pedestrian circulation and access.

In the design of blocks, special consideration shall be given to the requirements of satisfactory fire protection.

Structures and uses in existence at the date of adoption of this chapter shall not be subject to the requirements of this article so long as the kind or extent of use is not changed, provided that any parking facility now serving such structures or uses shall not be reduced in the number of spaces provided.

Whenever there is an alteration of a use which increases the parking requirements according to this article, the total additional parking required for the alteration, change or extension shall be provided in accordance with the requirements of this article.

No parking area shall be used for any use that interferes with its availability for the parking need it is required to serve.

All required facilities shall be provided and maintained as long as the use exists which the facilities were designed to serve. The total extent of off-street parking facilities shall not be reduced after their provision, except upon the approval of the Planning Board and then only after proof that, by reason of diminution in floor area, seating area or the number of employees or change in other factors controlling the regulation of the number of parking spaces, such reduction is in conformity with the requirements of this article. Reasonable precautions shall be taken by the owner or sponsor of particular uses to assure the availability of required facilities to the employees or other persons whom the facilities are designed to serve.

Design standards for parking stalls shall not apply where the primary purpose is that of vehicle storage related to sales, service or other use, both commercial and noncommercial.

Unless otherwise specified, parking stalls shall conform to the following minimum dimensional standards:

Parking for the handicapped or physically disabled shall be provided for as follows:

The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than 90°.

Drives and parking aisles shall be designed so that each motor vehicle may proceed to and from a parking stall without requiring the moving of any other motor vehicle.

Parking areas shall be designed to allow for ingress and egress from a parking area without backing from or into a street. Access areas shall be designed so as to allow vehicles to enter a street in a forward direction.

The design standards specified below shall also be required for all off-street parking facilities with a capacity of six or more vehicles.

Parking lots with less than 20 spaces shall not have a grade exceeding 5%. Parking lots with 20 or more spaces shall not have a grade exceeding 3%. Any grade, cut, fill or height difference exceeding four feet shall be subject to approval of the Planning Board.

All parking spaces shall be marked so that individual spaces are identifiable.

All buildings shall front upon a marginal street, service road, common parking lot or similar area and not take access directly upon a public street or highway.

All accessways to a major collector shall be located not less than 300 feet from the intersection of the center lines of any streets or, in the case of County roads, in accordance with the Land Development Standards of Hunterdon County, New Jersey.

When determination of off-street parking spaces required by this chapter results in a requirement of a fractional space, any fraction of 1/2 or less may be disregarded while a fraction in excess of 1/2 shall be counted as one parking space.

Off-street parking space shall be required as provided for each use in Article V. Any uses which do not have a parking requirement in Article V and which have a lot coverage in excess of 10% shall provide at least one off-street parking space for each 300 square feet of gross floor area.

The conditional reduction of parking spaces may apply if the minimum number of parking spaces required for a land use is in excess of actual parking needs or if the operating schedule of two or more land uses are such that a parking lot may be shared.

The parking lot design must designate sufficient space to meet the parking requirement.

Within the Village Commercial District, any use existing as of the effective date of this chapter which can be lawfully expanded or any new use that cannot meet the parking requirements of this chapter within the lot lines of the principal use may meet the parking requirements of this chapter by either:

A completely planted visual barrier or landscape screen with a minimum width of 50 feet shall be provided and continually maintained between any industrial or commercial district and adjoining residentially zoned district or residential use, in a residential district between all townhouse, twin, duplex or apartment developments and adjoining lower density residential use and around all public utility operating facilities. The barrier or screen shall be of sufficient density, which cannot be seen through, and of sufficient height to constitute an effective screen and give maximum protection and immediate visual screening.

Water towers, storage tanks, processing equipment, fans, skylights, cooling towers, vents and any other structures or equipment other than radio or television antennas which extend above the roof line shall be architecturally compatible or effectively shielded from view from any private or dedicated street by an architecturally sound method which shall be approved by the Board before construction or erection of said structures or equipment.

Where such screening is required, it shall be assured by a maintenance guaranty posted with the Board in an amount equal to the estimated cost of trees and shrubs and planting. Such guaranty shall be released only after passage of the second growing season following planting.

Any part or portion of a site to be occupied by a major cluster or performance subdivision or by large commercial or industrial developments of 10 acres or more which is not used for buildings, other structures, loading and parking spaces or aisles, sidewalks and designated storage areas shall be planted with an all-season ground cover and shall be landscaped according to an overall plan prepared by a certified landscape architect.

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 architect and landscaping style of the remainder of the lot.

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.

Any area for off-street parking or for display, storage, sale or movement of six or more motor 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.

Parking areas of a twenty-vehicle width shall be separated from one another by planting strips not less than 10 feet in width.

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.

All parking areas shall have at least one tree of one-and-one-half-inch caliper minimum for every five parking spaces in single bays and one tree of one-and-one-half-inch caliper minimum for every 10 parking spaces in double bays. Trees shall be planted in such a manner as to afford maximum protection from the sun for parked vehicles.

All off-street parking lots and areas for the display, storage, sale or movement of six or more motor vehicles shall be adequately buffered from adjacent streets and properties and landscaped in accordance with an overall plan.

Canopy trees: Two-and-one-half-inch caliper.

Flowering trees.

Evergreens: four to five feet.

Hedge.

Shrubs.

Street trees shall be planted along all streets where street trees do not exist.

Large street trees (mature height greater than 25 feet) shall be planted at intervals of not more than 40 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 Township Planning Board approval.

At intersections, trees shall be located no closer than 30 feet from the intersection of the street right-of-way.

A mixture of at least three different species of trees is required.

Street trees shall be planted outside the right-of-way of adjacent roadways and outside of underground utility easements, unless otherwise approved by the Township Planning Board.

Street trees shall be of nursery stock. They shall be of symmetrical growth, free of insects, pests and disease, suitable for street use and durable under the maintenance contemplated.

The minimum trunk diameter, measured at a height of six inches above the finished grade level, shall be 2 1/2 inches.

Approved trees include the following:

At the time any application, petition or request is filed by any person, partnership, association or corporation for the approval of the construction, opening or dedication of any proposed road or street, the Township shall be assured that said proposed street or road shall be completed and said assurance shall be governed by the provisions of this chapter and by New Jersey Statutes 40:55D-1 et seq. (Municipal Land Use Law).

Any person, partnership, association or corporation making application or request for the approval of the construction, opening or dedication of any proposed road shall bear all costs of inspection of such roads and any drainage facilities connected therewith, all engineering costs, all costs of survey and all other expenses and costs incidental to construction, approval and dedication of such street or road for public use, including legal fees.

If lots resulting from the original subdivision are large enough to permit subdivision, or, if a portion of the tract is not subdivided, adequate street right-of-way to permit further subdivision shall be provided.

Streets that are extensions of existing streets shall bear the names of the existing street. Street names shall not be duplicated within the Township, and all street names shall be subject to the approval of the Township Committee.

Within performance subdivisions, dead-end or stub streets shall be prohibited, except as culs-de-sac.

New half or partial streets shall be prohibited except where essential to reasonable subdivision or land development of a tract in conformance with the other requirements or standards of these regulations and where, in addition, satisfactory assurance for dedication of the remaining parts of the street is secured by escrow funds or surety bonds that said construction will be completed.

Wherever a tract to be subdivided or developed borders on an existing half or partial street, the other part of the street shall be platted within such tract.

Streets shall be logically related to topography so as to produce reasonable grades, satisfactory drainage and suitable building sites. Streets shall be so arranged to be generally parallel to rather than across contour lines. Cut and fill should be minimized. Streets shall be laid out to avoid hazardous areas, such as floodplains, steep slopes and other hazardous natural features.

Classification. Existing streets are classified on the Master Plan Functional Classification Map. Unclassified streets shall be classified according to their function at the request of the applicant during subdivision or site plan review.

Standards.

The intent of this section is to create an integrated residential street system by creating varying street standards within which the developer may design a residential subdivision or land development. The street hierarchy is related to average daily traffic (ADT) levels, lot frontage and the need for on-street parking. The following hierarchy is hereby established:

These are all rural local roads.

All new residential streets shall be designed to meet the standards in the Table of Street Design Options and the following requirements for individual street types.

No new residential street may tie into an existing residential street if the expected ADT from the new development will exceed the allowable ADT level for the street classification of the existing street.

The trip generation rates for major land use categories established by the Institute of Transportation Engineers shall be used to estimate future trip generation for land uses.

Table of Design Options.

Required right-of-way width is 50 feet for all street classifications.

Each street shall be designed for its entire length to meet the standards for one of the street types (access, subcollector or collector).

Curb shall be required at the following locations:

In addition to the requirements of Subsection D(7) above, curbs shall be required at all other locations on new streets or existing streets, except where specifically waived by the Planning Board's discretion upon a determination that curbs clearly are not necessary or desirable.

Service restrictions. Each residential access street shall be designed as that no section of the street conveys a traffic volume greater than 200 ADT. Each half of a loop street may be regarded as a single local access street, and the total traffic volume conveyed on a loop street shall not exceed 400 ADT. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.

Street access. A residential access street may intersect or take access from any existing street type. Both ends of a loop street, however, must intersect the same collecting street and be laid out to discourage the passage of through traffic on it.

Street width and curbing. See Subsection D(4), Table of Street Design Options.

Shoulders. When curbing is not required, four-foot wide improved shoulders shall be provided on both sides of the cartway.

Length of cul-de-sac. No cul-de-sac shall provide access to more than 10 lots. Cul-de-sac length shall be measured along the center line, from the center line of the intersecting through street to the center point of the terminus. Any cul-de-sac in excess of 1,000 feet shall provide a midpoint turnaround as determined by the Planning Board.

Cul-de-sac turnaround. A paved area with an outside turning radius of 40 feet shall be provided at the terminus of every permanent cul-de-sac. If the radius is more than 40 feet, a center island should be provided. Ring-shaped culs-de-sac shall provide a continuous fifteen-foot wide paved cartway. Other alternative designs may be approved, provided that they meet these minimum radius and cartway width requirements. Center line grade in turnaround shall not exceed 5%.

Engineering criteria. All features of the geometric design of residential access streets that are not specified below shall be designed for a design speed of 25 miles per hour.

Service restrictions. No subcollector shall be designed so that any section of it conveys a traffic volume greater than 500 ADT. Each half of a loop subcollector street may be regarded as a single subcollector street and the total traffic volume conveyed on a loop street shall not exceed 1,000 ADT. Subcollector streets shall be designed to exclude all external through traffic which has neither origin nor destination on the subcollector or its tributary residential access streets.

Street access. Every subcollector must be provided with at least two access intersections to a street of higher classification in the streets hierarchy, namely existing or proposed collector roads or arterial highways. In no case shall a subcollector end in a cul-de-sac.

Street width and curbing. Refer to Table of Street Design Options.

Shoulders. When curbing is not required, four-foot wide improved shoulders shall be provided on both sides of the cartway.

Moving lanes. All subcollector streets shall be provided with two continuous moving lanes within which parking is prohibited.

Engineering criteria. All features of the geometric design of subcollector streets that are not specified below shall be designed for a design speed of 30 miles per hour.

Service restrictions.

Street access. Every residential collector must be provided with no fewer than two access intersection to streets of equal or higher classification in the streets hierarchy.

Street width and curbline. Refer to Table of Street Design Options.

Shoulders. Four-foot wide improved shoulders are required along both sides of the residential collector street cartway.

Moving lanes. All residential collector streets shall be provided with a minimum of two moving lanes.

On-street parking. On-street parking shall be prohibited on residential collector streets.

Engineering criteria. All features of the geometric design of residential collectors that are not specified below shall be designed for a speed of 35 miles per hour.

Classification and design. Marginal access streets are required, unless specifically waived by the Township, as an alternative to stripping off lots along existing major and minor collector streets or proposed residential collector streets. Marginal access roads shall be classified and designed to conform with the design standards and service restrictions of either residential access, subcollector or collector roads.

Intersection spacing.

A minimum distance of 30 feet shall be provided between the marginal access cartway and the higher order street cartway. This area shall be used to provide a visual screen between the roadways by landscaping or by use of a berm.

Concrete support footings for solar modules, panels or arrays are prohibited unless site geology warrants their use.

The use of concrete footings shall be subject to review and approval of the Township Engineer.

All electric utility lines connecting solar facility electric generating equipment (i.e., inverters, switchgear, etc.) to the electric utility grid shall be installed underground.

One utility pole may be installed to establish the interconnection from the underground solar facility electric supply lines to the existing aboveground electric utility grid.

Landscaping shall be provided consistent with the visual screening objectives of § 115-22F(6)(e) and (f).

Major solar and photovoltaic energy facilities and structures shall not be visible from adjoining publicly traveled roadways or adjoining properties.

Landscaping shall be limited to native deer-resistant species of deciduous and coniferous trees and shrubs that are indigenous to the area.

Landscaping shall be of sufficient height and density so as to constitute an effective screen and give maximum protection and immediate visual screening.

Such plantings shall be depicted on a plan prepared by a licensed landscape architect or licensed professional engineer.

The height of the security fence and access gate surrounding transformers and high-voltage equipment shall be not less than six feet in height or as required by applicable federal and state regulation and/or local building code.

Prior to any disturbance of the site, the applicant shall submit a cost estimate to provide the required landscaping and security fence, which shall be subject to review and approval by the Township Engineer. The approved cost estimate shall be the basis for either a bond or cash guarantee, which shall be subject to a development agreement and shall be posted by the applicant prior to site disturbance and the issuance of construction and subcode permits.

A maintenance plan shall be submitted for the continuing maintenance of all required plantings and security barrier or fence and shall include a schedule of specific maintenance activities to be conducted.

Maintenance of the required landscaping and fencing shall be a continuing condition of any approval that may be granted.

The use of herbicides may be permitted as an acceptable maintenance practice when identified in the landscaping maintenance plan and used in accordance with applicable regulations (local, county, state and federal).

All woody shrub and scrub growth removed by mechanical means shall be promptly removed from the site so as to avoid the buildup of tinder and creation of a possible fire hazard.

The operator of the solar facility shall be responsible for maintaining the site in accordance with the landscaping maintenance plan and all conditions related to site maintenance at time of approval. In the event that the operator of the facility fails to maintain the site, the owner of the property shall assume responsibility. The responsibility for the property owner to maintain the site shall be included in the landscaping maintenance plan.

All nonresidential roof-mounted systems shall be provided with adequate area on the roof for firefighters to ventilate all planes of the roof upon which solar panels are installed, as follows:

Site labeling. Each site containing a solar or photovoltaic energy facility shall include a sign indicating that the Energy Facility exists on site, indicating whether the system is a roof- or ground-mounted system. Such sign shall be conspicuously mounted at the driveway entry to the site.

Ground-mounted systems shall provide emergency vehicle access to all components and shall include access roads not less than 20 feet in width, which shall be reinforced or suitably improved to support the weight of typical fire department apparatus. Turning areas shall be provided, and each bend or turn in the access road shall provide an adequate turning radius for firefighting apparatus maneuvering.

Knox-Boxes® shall be provided at all locked locations on site (i.e., gates, doors to buildings, etc.).

Ground-mounted facilities shall include at least two means of ingress and egress for emergency response. In addition to any fire-protection code requirements, all inverter sheds or other electrical equipment buildings shall be fitted with at least two doors with one twenty-pound CO2 fire extinguisher located immediately inside of each door.

Site address. All sites shall secure a street address from the Township 911 Coordinator, which shall be posted at the driveway/main entrance gate to the facility so that the facility address may be identified from the public road.

The use of lead-acid batteries shall not be permitted in major solar energy systems and facilities. This prohibition shall not extend to minor solar or photovoltaic energy facilities.

Cadmium telluride solar panels shall not be permitted.

Solar and photovoltaic energy facilities and structures (roof or ground) which have not been in active and continuous service for a period of one year shall be removed from the property to a place of safe and legal disposal in accordance with a decommissioning plan. Upon cessation of activity, as described above, the Township may notify the owner and/or the operator of the facility to implement the decommissioning plan. Within 180 days of notice being served, the owner and/or operator shall either resume energy generation or implement the decommissioning plan. If, within 180 days of receipt of notice, the owner and/or operator of the facility or system fails to resume energy generation, the Township may order the owner and/or operator of the facility to implement the decommissioning plan.

If the owner and/or operator of the solar facility ceases operation of the energy project for one year, or upon cessation of activity for a cumulative period of 180 days of construction or installation activities following receipt of final site plan approval, the owner and/or operator shall restore the site according to a decommissioning plan. Upon cessation of activity, as described above, the Township may notify the owner and/or the operator of the facility to complete the construction and installation of the facility. If the owner and/or operator fails to complete construction and installation activities within 180 days of receipt of notice, the Township may order the owner and/or operator of the facility to implement the decommissioning plan. Within 180 days of receipt of this notice, the owner and/or operator shall complete all activities in the decommissioning plan.

The decommissioning plan shall ensure that the site will be restored to a useful, nonhazardous condition without significant delay, including but not limited to the following:

If the owner and/or operator fails to fully implement the decommissioning plan subject to the procedures and timelines set forth above, or is otherwise unable to restore the site as required within 180 days of the Township's service of notice in accordance with this section, the Township may, at its own expense, provide for the restoration of the site in accordance with the decommissioning plan and may in accordance with the law recover all expenses incurred for such activities.

Natural or man-made obstacles shall not be located in the critical sight areas. To the extent that the critical sight area is located on property owned or controlled by the developer, sight easements as described below shall be dedicated to the Township of Alexandria or to the County of Hunterdon.

Such sight easements shall ensure that an unobstructed view of the road shall be maintained through the thirty-foot by one-hundred-foot dedication at any height between two feet and 10 feet above the surface of the thirty-foot leg of the sight triangle. This provision is not intended to require the removal of all objects within the thirty-foot by one-hundred-foot zone; traffic control devices and other man-made or natural objects may remain if it can be demonstrated that they do not obstruct the view of oncoming traffic.

Sight easements shall consist of the area bounded by the right-of-way lines and a straight line connecting sight points on street right-of-way lines which are the following distances from the intersection of the projection of said lines: Where a lower-order street intersects a high order street, 30 feet on the lower-order street and 100 feet on the higher-order street.

Residential subcollector: 20 feet.

Residential collector: 25 feet.

Existing streets: 35 feet.

Residential: 100 or more dwelling units.

Commercial: A commercial building or buildings consisting of 25,000 square feet or more of gross leasable floor space and all fast food franchises.

Office, Institutional or Industrial: A development consisting of 50,000 square feet or more of gross leasable floor space.

General site description. The site description shall include the size, location and proposed land uses, construction staging and completion dates or types of dwelling units and a brief description of other major existing and proposed land developments within one mile of the proposed development.

Traffic facilities description. The description shall contain a full documentation of the proposed internal and existing highway system. The report shall describe the external roadway system within the area. Major intersections in the area shall be identified and sketched. All future highway improvements which are part of proposed surrounding developments shall be noted and included in the calculations.

Existing traffic conditions. Existing traffic conditions shall be measured and documented for all roadways and intersections in the area. Manual traffic counts at major intersections in the study area shall be conducted, encompassing the peak highway and development-generated hour(s), and documentation shall be included in the report. A volume/capacity analysis based upon existing volumes shall be performed during the peak highway hour(s) and the peak development-generated hour(s) for all roadways and major intersections in the study area. Levels of service shall be determined for each location. This analysis will determine the adequacy of the existing roadway system to serve the current traffic demand. Roadways and/or intersections experiencing levels of Service E or F as described in this section, shall be identified.

Traffic impact of the development. Estimation of vehicular trips to result from the proposed development shall be completed for the average daily peak highway hours(s). These development-generated traffic volumes shall be provided for the inbound and outbound traffic movements as estimated, and the reference source(s) and methodology followed shall be documented. All turning movements shall be calculated. These generated volumes shall be distributed to the area and assigned to the existing roadways and intersections throughout the area. Documentation of all assumptions used in the distribution and assignment phase shall be provided. Traffic volumes shall be assigned to individual access points. Any characteristics of the site that will cause particular trip generation problems shall be noted.

Analysis of traffic impact.

Conclusions and recommendations.

Levels of service.

Performance subdivisions and single-family detached clusters shall meet the open space requirements of this chapter. A performance bond or other security in accordance with this chapter may be required to cover the cost of the installation of designated planting and recreation facilities.

The applicant shall provide a method of physically delineating private lots from common open space areas. Such method shall include shrubbery, trees, markers or other method acceptable to the Planning Board.

It is mandatory that the recorded plan and the deeds indicate that there shall be no additional development. The open space shall be restricted against any future building, development or use except as is consistent with that of providing for open space for recreation, conservation, agriculture and aesthetic satisfaction of the residents of the development or of the general public. Buildings or uses for noncommercial recreation, cultural or agricultural purposes compatible with the open space objectives may be permitted only with the express approval of the Planning Board, following approval of the building, site and operational plans by the Planning Board.

All documents pertaining to the conveyance and maintenance of the open space shall meet the approval of the Planning Board as to legal form and effect, with recommendations from the Planning Board as to suitability for the proposed use of the open space, and be approved by the Planning Board and governing body as part of the final plan approval.

Layout of open space within the Agricultural Residential District. A primary purpose of the open space within this district is to preserve agriculture lands for agricultural use. Therefore, the plan for open space areas shall clearly demonstrate that every effort has been made to provide a maximum amount of farmland preserved for agriculture. The Planning Board may recommend greater encroachment into areas of forests, slopes or shorelines in order to maximize the protection of Class I, II or III agricultural soils. A plan which does not provide for the agricultural use of the majority of Class I, II or III soils shall not be deemed to meet the provision of this chapter. A planted buffer may be required between the residential areas and the open space retained for agricultural purposes where appropriate.

Areas set aside for open space shall be suitable for the designated purpose and shall be consistent with the policy for future land use in the municipality. Any such area shall contain no structure other than a structure related to the purposes of open spaces. Where structures relating to open space or recreational activity are located in the developed open space, no more than 5% of that area or 10,000 square feet, whichever is greater, may be converted to building areas. Structures relating to agricultural uses shall conform with the provisions of § 115-22A(1)(a) through § 115-22A(1)(d).

Any land set aside as open space must be made subject to a deed restriction or agreement in a form acceptable to the Planning Board and governing body and duly recorded in the Office of the Recorder of Deeds in and for Hunterdon County. The developer will have the option of conveying such deed restricted land to a private community association or to the Township. An easement must be provided to the open space parcel to allow direct vehicular access from public roads (Township planned or existing) and design of the open space parcel shall include consideration of vehicular access and necessary right-of-way widths.

Dedication in fee-simple to the municipality. The municipality may, at the discretion of the Planning Board and governing body, accept any portion or portions of the open space, provided that:

Conveyance of title, including beneficial ownership, to a conservancy, corporation, association, funded community trust condominium, individual or other legal entity:

By conveyance of the restrictive covenants, conservation easements or other legal device to a municipality or a conservancy, corporation, funded community trust or other legal entity, the open space may remain totally lotted off to adjacent fee-simple lots, provided that:

Conveyance of title to an individual for agricultural purposes:

Where no natural water source exists within one mile of a major subdivision of ten lots or more, or any site plan with a principal structure of more than 40,000 cubic feet, an underground cistern shall be provided with a usable capacity of at least 30,000 gallons. Cistern construction will be governed by local soil conditions, but, at a minimum, should be equipped with a standpipe and manhole access.

All improvements shall be constructed to the satisfaction of the Municipal Engineer, the responsible fire department for the district within which the subdivision is located and in accordance with fire insurance rating organization standards for the State of New Jersey.

For reference purposes and general construction detail, applicants are directed to the National Fire Protection Association Standard NFPA 1231: Water supplies for Suburban and Rural Fire Fighting.

Any improvements required by this section shall be constructed or installed before the first certificate of occupancy is granted.

If the water is to be supplied from the site and a flow of 100,000 gallons per day or less is required, an impact assessment of water supply is required if the anticipated demand exceeds the available safe yield of the aquifer contained within the property limits indicated in the Township Natural Resource Inventory. In such case the applicant must substantiate and explain the anticipated demand, present proof that the aquifer contained within the limits can yield the desired amount of water, demonstrate that wells proposed for installation will meet acceptable standards and assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geologic formation. If the plan includes 50 or more dwelling units, certification of the adequacy of the proposed water supply and sewerage facilities must be obtained from the New Jersey Department of Environmental Protection.

If the water is to be supplied from the site and the total project demand for water supply is in excess of 100,000 gallons per day, the applicant must obtain a diversion permit from the New Jersey Department of Environmental Protection. The applicant must assess the effect of proposed withdrawals on existing and proposed wells and surface water bodies within the geological formation. The applicant will supply copies of all resources information provided to the appropriate state water agency in support of his or her application for diversion grant. In addition, if the anticipated demand exceeds the available safe yield, the applicant must explain the anticipated demand and demonstrate to the satisfaction of the Planning Board that the aquifer contained within the property limits can yield the desired amount of water.

If the water is to be supplied from any existing private or public facility, the identification, owner and location of the facility and the location of existing distribution point to which the proposed project would be connected shall be provided. The applicant will submit documentary proof that the facility has the available excess capacity in terms of its allowable diversion and equipment to supply the proposed project and is willing to do so. The applicant must demonstrate to the satisfaction of the Planning Board that the total consumption of groundwater from on-site and off-site sources will not exceed the available safe yield of the aquifer contained within the property limits.

All nonresidential uses and all residential developments of three or more lots located within the geological area designated as Precambrian Crystallines in the Township Master Plan shall be required to perform test wells to determine safe groundwater yield and the effects on surrounding wells.

All abandoned wells shall be sealed according to state regulations to prevent potential contaminants from reaching the aquifer.

All wells and septics shall be placed across structure, that is, not along the same probable directions of fractures, particularly on adjacent lots.

All utilities, including electric, telephone and cable television lines in all new subdivisions, except residential minor subdivisions, shall be located underground.

All utilities, including electric, telephone and cable television lines in residential minor subdivisions shall be underground when other properties in the area have underground utilities.

Scale and proportion. The height, width and general proportions of a building should conform generally with other buildings in the district. The ratio of wall surface to openings and the ratio of the width and height of windows and doors should also be consistent with those in the surrounding area. The scale and massing of a structure will be a primary consideration.

Vertical and horizontal emphasis. The vertical and horizontal appearance of a structure is created by its proportions, scale and door and window openings. Buildings should be of a vertical or nondirectional appearance.

Windows and doors. The pattern of placement, proportions and materials of windows and doors will be considered. Metal or plastic window frames are generally unacceptable unless they are anodized or painted. Shutters should be sized to match windows. Screens and storm windows should be as inconspicuous as possible. Raw metal combination storm windows or doors and plastic contemporary coverings are not acceptable.

Roof form. The design line created by the shape of the roof shall constitute the roof form. In general, free-form, A-frame and geometric shape roofs will be deemed inappropriate. All roofs should have appropriate overhangs.

Architectural features and details. Balconies, decks, covered porches, decorative shingles, bracketed eaves, columns, balustrades, towers, turrets, skylights and arches are among the details to be considered. All features and details should be in proportion with the building. The use of historic details on contemporary structures would only be included where they are appropriate to the building design. Use of metal, fiberglass or plastic awnings is not appropriate.

Wall materials. The use of natural materials is sound. Imitation or synthetic materials, such as aluminum or vinyl siding or plastic, will generally be deemed inappropriate. Any use of these materials will require specific approval on a case-by-case basis by the Planning Board.

Roof materials. Wood or asphalt shingles are appropriate. Roll roofing, built-up tar and gravel, plastic or fiberglass roofing materials are not appropriate. On flat roofs that are not visible from public areas, other roof materials may be considered.

The building envelope of B-10 (one-and-one-half-acre) lots shall be situated on the portion of the lot or adjoining tracts outside of the Airport Safety Zone.

The entire area of the tract including the portion within the Airport Safety Zone, except developed land with related acreage (such as buildings, hangars, taxiways, runways, drives, etc.), may be used in calculating the permitted density for a single-family detached cluster (B-10), provided that the portion within the Airport Safety Zone, except developed land with related acreage (such as buildings, hangars, taxiways, runways, drives, etc.) is deed restricted as open space. Where the presence of an Airport Safety Zone restricts the ability to achieve permitted density and required open space, the amount of open space may be reduced to not less than 40% of the entire development tract.

Wireless telecommunications equipment compounds enclosing electronic equipment may have security and safety lighting at the entrance, provided that the light is attached to the facility, is focused downward and is on timing devices and/or sensors so that the light is turned off when not needed for safety or security purposes; and

No lighting is permitted on a wireless telecommunications tower.

Each applicant for a lot size averaging subdivision is encouraged to submit a sketch plat to the Planning Board in accordance with the concept plan review procedures found at §§ 115-94 and 115-95.

At least 70% of the land in a lot size averaging subdivision shall be permanently deed restricted from future subdivision and be designated as "open lands" for the purposes of agriculture or horticultural use or natural resource protection. At least 50% of the designated open land shall contain no resource conservation characteristics and development limitations as listed below:

The open lands provided shall be subject to a deed restriction, which shall state that there shall be no development, buildings or improvements permitted to take place within any portion of the open lands. The deed restriction shall permit farm structures to be located in the open lands, subject to the limitations for such structures [i.e., impervious coverage of such structures shall exceed 5% of the open lands upon the lot on which the farm structure(s) is/are located]. Stormwater management facilities and structures may be included in open land.

Open lands shall be provided as one contiguous designated area within the lot size averaging subdivision. Open lands may be designated on more than one lot; however, no open lands shall be less than five acres on any single lot in the subdivision.

Accessory farm structures for agriculture and horticulture use may be constructed within the open lands, provided that accessory farm structures and all related improvements shall not occupy or exceed 5% of the open lands upon the lot on which the farm structure(s) is/are located.

Open lands shall be calculated after deducting areas of the tract dedicated to roads and access driveways, public and utility rights-of-way, utility easements, areas of protective covenants and any other restricted areas but not stormwater management drainage structures and facilities.

Open lands shall be provided according to the following priority designations:

Open lands shall be arranged to maximize the retention of large contiguous areas with adjacent lands, according to the following priorities:

Where an individual tract includes an existing farmstead, the existing farmstead and related structures may be designated within the open lands required, subject to the following: