Bloomfield City Zoning Code
ARTICLE IV
Development Requirements and Standards
§ 315-29 General design standards.
In reviewing any application for development, the Board shall verify conformance with the following design standards. Where applicable, the Residential Site Improvement Standards (RSIS), as amended from time to time, shall apply. The Board may grant a waiver of a design standard if the applicant demonstrates that such a waiver is reasonably necessary for the proposed development and would not substantially impair neighboring properties.
A.
Circulation.
(1)
The Board shall consider pedestrian and vehicular traffic movement within and adjacent to a lot or tract with particular emphasis on the provision and layout of parking areas, off-street loading and unloading, movement of people, goods and vehicles from access roads, within the lot or tract, between buildings and between buildings and vehicles.
(2)
The Board shall ensure that all parking areas are landscaped and spaces are usable and are safely and conveniently arranged. Access to a lot or tract from adjacent roads shall be designed so as to interfere as little as possible with traffic flow and to permit vehicles a safe ingress and egress to the lot or tract.
(3)
Any development that involves the construction of new public streets shall reflect the Master Plan's circulation plan element. Private and public transit facilities shall be clearly defined and delineated. Major access improvements in critical environmental areas shall be discouraged. The location and provision of bikeways, sidewalks and other pedestrian linkages shall be encouraged and clearly indicated.
B.
Design and building layout.
(1)
The design and layout of buildings and parking areas shall be aesthetically pleasing and provide for efficient arrangement. Particular attention shall be given to energy conservation, safety and fire protection and impact on surrounding development. Architectural design shall be compatible with the environmental and natural characteristics of the tract and the surrounding neighborhood.
(2)
Township fire escapes shall be constructed only against the side or rear wall of a building and shall be located and/or screened so as not to detract from the appearance of such buildings.
C.
Environmental considerations. To the extent that a Natural Resource Inventory (NRI) is adopted by the Bloomfield Planning Board, data and environmental impact information from the NRI shall be used in reviewing the design of the development in areas having critical environmental constraints.
D.
Historic preservation.
(1)
Continued use of historic sites through adaptive reuse should be encouraged.
(2)
Appropriate alterations of historic sites and improvements within historic districts shall be encouraged while new construction which is not in keeping with the character of historic districts and sites shall be discouraged.
E.
Landscaping.
(1)
Landscaping shall be provided as part of any overall site plan design and integrated into building arrangements, topography, parking and buffering requirements. Landscaping includes trees, bushes, shrubs, ground cover, perennials, annuals, plants, sculpture, art and/or the use of building and paving materials in an imaginative manner.
(2)
The existing sense and appearance of any natural scenic qualities on a tract shall be retained by the careful placement of buildings and improvements.
F.
Buffering.
(1)
Buffering shall be located to minimize headlights of vehicles, noise, light from structures, the movement of people and vehicles and to shield activities from adjacent properties when necessary. Buffering may include but not be limited to fencing, walls, evergreens, shrubs, landscaping, berms, rocks, boulders, open space, ponds, steep slopes, deciduous trees or combinations thereof to achieve the stated objectives.
(2)
Extensive buffering shall be required where intensive land uses abut less intensive uses. Existing natural vegetation, if appropriate for the above stated purposes, shall be retained.
G.
Open space. Open spaces shall be so located as to provide for maximum usability and to create a harmonious relationship between buildings.
H.
Signs. Signs shall conform with the requirements of Article V and shall be designed so as to be aesthetically pleasing, coordinated with other signs on the site through a master signage plan and located so as to achieve their purpose without constituting hazards to vehicles and pedestrians.
(1)
Design theme. There should be a coordinated graphics design theme throughout any site plan. The design theme shall include style and size of lettering, construction materials, colors, location, type of pole or standard, size and lighting. Color of letters and background should be carefully considered in relation to the color of the material or buildings or where the signs are proposed to be located.
I.
Utilities.
(1)
All development applications shall provide a storm drainage system, sanitary waste disposal system, water supply system, solid and wet waste collection and disposal plan and electrical and other distribution systems subject to the review and approval of the Township Engineer.
(2)
Utilities serving all new developments shall be installed underground.
(3)
Particular emphasis shall be given to the adequacy of existing systems and the need for improvements, both on site and off site, to adequately control the rate, volume and velocity of storm drainage.
(4)
In such event that they cannot be installed underground, facilities such as pumping stations or transformers shall be enclosed in buildings or effectively screened with landscaping and/or buffering as approved by the Board.
J.
Street furniture. The site plan shall provide for those elements of street furniture made of the same or similar materials to ensure design continuity and be appropriate to the particular use. These may include, but not be limited to, phone booths, benches, bike racks, trash receptacles, bus shelters, tree planters and directories. Street furniture within the Bloomfield Center Alliance Special Improvement District shall conform with the Bloomfield Center Design Guidelines, dated August 29, 2003, as amended. A minimum clear walkway of four feet in width shall be maintained on all public sidewalks.
K.
Topsoil protection. To the extent practicable, no topsoil shall be removed from the site or used as spoil. Topsoil stripped and stockpiled during the course of construction shall be redistributed so as to provide equal cover to all areas of the development and shall be stabilized by seeding or planting.
L.
Conformance with Master Plan or Official Map.
(1)
All developments shall conform to the proposals and conditions shown in the Master Plan or on the Official Map.
(2)
Streets, public drainageways, flood control basins and other public areas shown on the Master Plan or Official Map shall be shown on the plan of a proposed development in locations and sizes suitable to their intended uses. The Board may reserve the locations and extent of such public areas in accordance with the requirements of N.J.S.A. 40:55D-44.
§ 315-30 Specific design standards.
In reviewing any application for development, the Board shall consider the following standards. Where applicable, the Residential Site Improvement Standards (RSIS), as amended from time to time, shall apply.
A.
Blocks.
(1)
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lots required in the area by this chapter and to provide for convenient access, circulation control and safety of street traffic.
(2)
In blocks over 1,000 feet long, pedestrian crosswalks may be required in locations deemed necessary by the Board. The width and routing of such walkways shall be determined on an individual project basis.
C.
Buffers.
(1)
General.
(a)
Visual screens provided through landscaping shall be designed in such a manner as to provide a barrier on a year-round basis around the view of the area to be screened.
(b)
Existing vegetation within the buffer shall be preserved, where possible, and supplemented with plantings and other buffer devices to provide screening of residences.
(c)
Buffer dimensions shall be measured from property lines.
(d)
Within any buffer area, utilities, driveways and streets may be permitted to cross at right angles to the buffer.
(e)
No buildings, signs (other than directional signs), structures, storage of materials or parking shall be permitted within the buffer area.
(f)
All plantings shall be installed according to accepted horticultural standards.
(2)
Evergreens. Evergreens used as buffers shall be planted of such size as to constitute an adequate screen as determined by the Board.
(3)
Berms. Berms used as part of a buffer or screen must be designed as follows:
(4)
Reverse frontage buffers.
(a)
Reverse frontage buffers shall be required where residential units and/or lots back onto any street.
(b)
The buffer shall be situated adjacent to the property line.
(c)
Any landscaped buffer shall be not less than 20 feet in width. For lots backing up on arterial streets or highways, the landscape buffer shall not be less than 30 feet.
(d)
The buffer area shall be used for no purpose other than landscaping, underground utilities or for any required sidewalk.
D.
Landscaping.
(1)
All lots that are the subject of an application for development shall have a minimum landscaped open space area in accordance with the lot coverage requirements of Schedule A. Residential uses in the CBD and B-2 Zones shall have landscaped open space of not less than 10%, in accordance with § 315-39B(8)(f) of Article V, Zoning. All areas not occupied by buildings, parking areas, patios, walkways and/or any other impervious surface shall be suitably landscaped. No landscaping shall interfere with required sight triangles.
(2)
When planted pursuant to an approved application for development, deciduous trees shall have at least a two-and-one-half-inch caliper at planting, and evergreen trees shall be at least four feet tall. All trees shall be balled and burlapped and be of specimen quality as established by the American Association of Nurserymen.
(3)
All plant material shall be maintained in a condition consistent with the landscape plan approved by the Board. All dead plant material shall be replaced. The responsibility for replacement of plant material shall be established through performance and maintenance bonds established by the developer with the Township. Upon the release of performance and maintenance bonds, the maintenance and replacement of plant materials shall be the responsibility of the property owner.
(4)
The following principles shall be considered:
(a)
Landscaping shall be used to accent and complement buildings.
(b)
Landscaping shall be provided in public areas, parking areas, recreation sites and adjacent to buildings.
(c)
Massing of trees shall be considered at critical points.
(d)
Smaller trees shall be used on narrow streets.
(e)
Ground cover shall be used to prevent erosion.
(f)
A variety and mixture of landscaping shall be provided. Consideration shall be given to susceptibility to disease, colors, season, textures, shapes, blossom and foliage in selecting species.
(g)
Local soil conditions and water availability should be considered in the choice of landscaping.
(h)
The impact of any proposed landscaping plan at various time intervals should be considered. Shrubs may grow and eventually block sight distances. Foundation plants may block out buildings.
(i)
Existing large trees shall be saved by protecting the root system from soil compaction, excavation and/or excess cut or fill.
(j)
Trees that generate excessive litter, are weak-wooded and subject to wind damage, are oversized for the planting space or vulnerable to known insect or disease infestation shall be avoided.
(k)
Trees that can stand an urban environment shall be used.
(l)
Landscaping in parking areas shall be provided in accordance with this article.
(m)
Impervious materials shall not be used in any landscape area. Weed-retardant mulch, porous nonwoven synthetic landscape fabric or other materials shall be used.
(5)
The applicant shall consult with the recommended tree listing established by the Township Forester.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
E.
Fences and walls. Fences or walls in excess of 18 inches in height shall be considered as accessory uses to a principal permitted use and shall be permitted in accordance with the standards set forth below:
(1)
Type of fence or wall.
Solid (90% or more solid) | Semi-Open (25% up to 90%) | Open (up to 25%) |
|---|---|---|
Solid picket | 1 by 2 wood screen | Split rail |
Board | Contemporary picket | Contemporary rail |
Board and batten | Cinder or concrete | Rail and wire mesh |
Louver panel | Block laid on side | Chain link |
Staggered board | ||
Panel | ||
1 by 4 wood screen | ||
Brick |
NOTE: “Openness" is defined as the total area of solid elements divided by the total area of fence. Translucent, transparent or clear plastic or similar materials shall be considered as solid elements. |
(3)
General regulations for fences and walls.
(a)
No fence or wall shall be so constructed or installed so as to constitute a hazard to traffic or safety.
(b)
The face or finished side of a fence or wall shall face the adjacent property.
(c)
No fence or wall shall be constructed with barbed wire, metal spikes or other such dangerous material or constructed in such manner as to be dangerous to animals or humans.
(d)
Only one fence may be constructed along a property line and within the setback limits on each respective property, subject to any other restrictions.
(e)
No fence or wall shall be erected of nonstandard materials that may be considered makeshift, create an eyesore or cause an annoyance.
(f)
Fences and walls must be maintained, painted or otherwise kept in good repair.
(g)
Every private swimming pool shall have a fence enclosure that complies with applicable building codes and Chapter 508, Swimming Pools, of the Township Code.
(h)
Any retaining wall 48 inches or greater in height shall require a building permit.
F.
Lighting.
(1)
Purpose. Regulation of outdoor lighting and recreational/sports facility lighting is necessary to prevent the cause of unnecessary skyglow, to prevent light trespass and to reduce unnecessary glare caused by inappropriate or misaligned light fixtures and/or the inappropriate location of light poles. These standards are intended to save energy and reduce costs and to preserve and protect adjacent residential neighborhoods from unnecessary lighting impacts.
(2)
Standards. All outdoor light fixtures installed and thereafter maintained, other than those serving one- and two-family dwellings, shall comply with the following requirements:
(a)
Only shielded light fixtures shall be used. Any fixture mounted above 10 feet shall have no more than 10% of its light distribution at a vertical angle of 80° above nadir and 2.5% at an angle of 90° above nadir.
(b)
Where used for commercial and industrial purposes or for sports or recreational facilities, all light fixtures shall be equipped with automatic timing devices and shall comply with the following:
[1]
Light fixtures used to illuminate flags, statues or other objects mounted on a pole, pedestal or platform shall use a narrow column beam of light that will not extend beyond the maximum extensions of the illuminated object.
[2]
Other upward directed architectural, landscape or decorative direct-light emissions shall have at least 90% of their total distribution pattern within the profile of the illuminated structure.
[3]
Externally illuminated building identification or other signs shall only use shielded light fixtures mounted on top of the sign structure, except freestanding signs may be illuminated by ground light fixtures.
[4]
All other outdoor lighting shall use shielded light fixtures.
(c)
Illumination levels shall not exceed those recommended in the IESNA Lighting Handbook, 8th Edition, as amended from time to time, and IESNA publication RP 6-88, Sports Lighting, as amended from time to time.
(d)
Where used for sports or recreational facilities, all lighting fixtures shall comply with the following:
[1]
For field sports such as football, soccer, baseball and track and field, a minimum pole height shall be 70 feet and a maximum pole height shall be 85 feet.
[2]
The minimum distance of the pole to any property line shall be twice the height of the pole. For example, an eighty-foot pole must be a minimum of 160 feet from any property line.
[3]
Trespass lighting shall not be more than 0.1 footcandle at any adjacent residential property line at grade.
[4]
A natural landscape buffer shall be required to sufficiently screen the source of light and the lit object from any adjacent residences.
(e)
The design and installation of outdoor lighting on a site shall be constructed so as to conform to the following standards:
[1]
All outdoor lighting during nonoperating hours of the business on site not necessary for safety and security purposes shall be reduced, activated by motion-sensor devices or turned off.
[2]
All lighting shall be designed to prevent misdirected or excessive artificial light and to maximize energy efficiency.
(f)
All light fixtures shall be designed, installed and maintained to prevent trespass light.
(g)
Illuminance requirements.
[1]
Streetlighting. Average maintained illuminances shall not exceed IESNA recommendations. IESNA average to minimum illuminance uniformity ratios are to be used for design roadway lighting.
[2]
Outdoor parking facilities. Average maintained illuminances and uniformity ratios shall not exceed IESNA recommendations.
[4]
The maximum height of freestanding lights shall not exceed the height of the principal building or 25 feet, whichever is less.
[5]
The style of the light and light standards shall be consistent with the architectural style of the principal building or surrounding area.
[6]
Floodlight-type fixtures attached to buildings shall be prohibited.
[7]
Freestanding lights shall be so located and protected to avoid being damaged by vehicles.
[8]
The maximum illumination at property lines shall be 0.1 footcandle at grade.
[9]
All exterior lighting shall be designed so as not to exceed the exterior lighting unit power allowances of ASHRAE/IESNA Standard 90.1-1989, Paragraph 6.1.1(a) and Table 6-1.
[10]
All wiring shall be laid underground.
G.
Screening of exterior mechanical equipment.
(1)
Electrical and mechanical equipment shall be located within the interior of a building wherever possible. When an interior location is not practical, such equipment shall be placed in a location where it can be substantially screened from public view. Roof-mounted equipment shall be located so as to not be visible from the public road and shall be hidden with parapets or screens of materials which are in harmony with the building's architecture.
(2)
Process equipment such as stacks, hoppers, compactors, bins, storage vessels, blowers, compressors, piping, ducting, conveyors and the like shall be located and screened so as to minimize the visual impact on adjacent properties.
(3)
Ground level utilities shall be screened so as to be unobtrusive when viewed from the public rights-of-way and adjacent uses.
H.
Monuments. Monuments shall be installed in compliance with the requirements of N.J.S.A. 46:26B-3 (Map Filing Law). Monuments may be required delineating critical area easements and conservation easements at the discretion of the Board.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
I.
Storage and disposal of waste.
(1)
Outdoor refuse and recycling containers shall be visually screened within a durable enclosure, so as not to be visible from adjacent lots or sites, neighboring properties or streets.
(2)
No refuse and recycling storage areas shall be permitted between a street and the front of a building and shall conform to all yard requirements imposed by this chapter upon the principal buildings in the zone.
(3)
No refuse and recycling storage area shall be located so as to prevent natural runoff from such areas or impair the existing water quality of any stream, watercourse or aquifer.
(4)
All materials or wastes which might cause fumes, dust, odor or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in sealed and covered containers which are adequate to eliminate such hazards.
(5)
Refuse and recycling collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.
(6)
Refuse and recycling collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
(7)
Refuse and recycling collection areas shall be located to provide clear and convenient access to refuse collection vehicles.
(8)
Medical, hazardous or other regulated waste shall meet the state and federal standards for such materials.
J.
Recycling facilities for new multifamily and townhouse developments.
(1)
There shall be included in any new multifamily or townhouse development that requires subdivision or site plan approval, an indoor or outdoor recycling area for the collection and storage of residentially generated recyclable materials. The dimensions of the recycling area shall be sufficient to accommodate recycling bins or containers which are of adequate size and number and which are consistent with anticipated usage and with current methods of collection in the area in which the project is located.
(2)
The recycling area shall be conveniently located for the disposition of source-separated recyclable materials by residents of the multifamily housing development, preferably near, but clearly separated from, a refuse dumpster.
(3)
The recycling area shall be well lit and shall be safely and easily accessible by recycling personnel and vehicles. Collection vehicles shall be able to access the recycling area without interference from parked cars or other obstacles. Reasonable measures shall be taken to protect the recycling area and the bins or containers placed therein against theft of recyclable materials, bins or containers.
(4)
Any bins or containers which are used for the collection of recyclable paper or cardboard and which are located in an outdoor recycling area shall be equipped with a lid, or otherwise covered, so as to keep the paper or cardboard dry.
(5)
Signs clearly identifying the recycling area and the materials accepted therein shall be posted adjacent to all points of access to the recycling area. Individual bins or containers shall be equipped with signs indicating the materials to be placed therein.
(6)
Landscaping and/or fencing shall be provided around any outdoor recycling area and shall be developed in an aesthetically pleasing manner.
K.
Streets.
(1)
All streets shall be constructed in accordance with the Township's road standards. Where applicable, the Residential Site Improvement Standards, as amended from time to time, shall apply.
(2)
The arrangement of streets shall be such as to provide for the appropriate extension of existing streets. New road systems shall be in accordance with the Master Plan and Official Map.
(3)
Minor streets shall be so designed as to discourage through traffic.
(4)
Developments which adjoin or include existing streets, and the streets do not conform to widths as shown on the Master Plan, or the street width requirements of this chapter, shall dedicate, by deed, additional width along either one or both sides of said street. If the development is along one side only, 1/2 of the required extra width shall be dedicated. Minimum street standards shall be as follows:
Type of Street | Right-of-Way Width (feet) | Pavement Width (feet) |
|---|---|---|
Arterial | 66 | 48 |
Collector | 50 | 30 to 36 |
Minor | 50 | 22 to 30 |
(5)
Grades of through traffic streets and collector streets shall not exceed 6%. Grades on other streets shall not exceed 10%. Streets shall have a minimum grade of 1%.
(6)
Street intersections shall be as nearly at right angles as is possible and in no case shall be less than 60°. The block corners at intersections shall be rounded at the property line with a curve radius of not less than 25 feet.
(7)
Street jogs with center-line offsets of less than 125 feet shall be prohibited.
(8)
A tangent at least 100 feet long shall be introduced between reverse curves on through traffic and collector streets.
(9)
When connecting street lines deflect from each other at any one point by more than 10° and not more than 45°, they shall be connected by a curve with a center-line radius of not less than 100 feet for minor streets and 300 feet for through traffic and collector streets.
(10)
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance.
(11)
Dead-end streets (culs-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of not less than 50 feet and tangent, whenever possible, to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
L.
Street appurtenances.
(1)
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name.
(2)
Guide rails shall be designed to prevent cars from leaving the road. They shall be installed where danger exists to the traveling public due to steep topography, narrow roadways, location of drainage ditches or other similar conditions.
(3)
Granite block curbs shall be required on all streets.
(4)
Streetlights shall be installed at street intersections, along vertical and horizontal curves and at the end of dead-end streets. Lights shall be spaced approximately 300 feet apart. Light output shall be appropriate for the specific location in accordance with standards recommended in the current edition of the Illuminating Engineering Society, IES Lighting Handbook.
(5)
Sidewalks shall be concrete, are required on all streets and shall have a minimum clear width of four feet. Sidewalk areas shall be landscaped and durably paved and shall be properly illuminated with adequate lighting as per this section.
(6)
Traffic signs and control devices. These improvements, such as "stop," "yield" and "one-way" signs, etc., shall be designed and installed in accordance with applicable federal, state, county and municipal regulations. Recommendation as to their installation may be made by the Police Department or other competent agency.
(7)
Street trees shall be required on all development applications. Trees shall be approximately 40 feet apart and located between the setback line and the street right-of-way line if possible (including the side street on corner lots) and not closer than 25 feet from any existing or proposed streetlight or street intersection.
(a)
The trees shall be planted so as not to interfere with utilities, roadways or sidewalks.
(b)
Trees shall be nursery-grown stock of not less than 2 1/2 inches in caliper at breast height (dbh), with branches commencing not less than eight feet above grade when planted and staked in an approved manner. Where there is adequate existing growth, the Township may waive this requirement.
(8)
Street furniture. The site plan shall provide for those elements of street furniture made of the same or similar materials to ensure design continuity and be appropriate to the particular use. They may include phone booths, benches, bike racks, trash receptacles, bus shelters and landscaping planters. Street furniture within the Bloomfield Center Alliance Special Improvement District shall conform with the Bloomfield Center Design Guidelines, dated August 29, 2003, as amended. A minimum clear walkway of four feet in width shall be maintained on all public sidewalks. All trash receptacles shall be adequately secured, enclosed and screened on all sides by landscaping or other types of attractive materials.
M.
Obstructions and sight triangles.
(1)
On a corner lot in any district, sight triangles shall be required in which no grading, planting or structure shall be erected or maintained more than three feet above the street center line or lower than 12 feet above the street center line. Traffic control devices, street name poles and utility poles shall be permitted in sight triangle areas.
(2)
Sight triangles shall be provided and shown at all street intersections to assure full visibility of approaching traffic. The sight triangle shall be triangular with the street sides being at least the following lengths: along a county road, as required by the County Planning Board; along an existing municipal street crossing an intersection, 50 feet; and along an existing street ending at an intersection, 30 feet.
N.
Utilities and facilities.
(1)
Underground utilities.
(a)
For all major subdivision and site plans, the applicant shall arrange with the appropriate Township departments, agencies or utility companies for the underground installation of the utility distribution supply lines and service connections in accordance with applicable law and regulations. The applicant shall submit to the Board, prior to the granting of preliminary approval, written certification from the Township Engineer of compliance. In such subdivisions which abut existing streets where overhead electric or telephone distribution supply lines have been installed on any portion of the streets involved, such subdivisions may be supplied with electric and telephone service from such overhead lines or extensions thereof, but the service connections from the utilities' overhead lines shall be installed underground.
(b)
The location of access facilities for servicing the utility in the proposed subdivision shall be developed in conjunction with and as part of the complete subdivision plan.
(c)
In all developments, easements along rear property lines or elsewhere for utility installations may be required. Such easements shall be at least 20 feet in width and located in consultation with the utility companies and municipal departments concerned.
(d)
The Board may waive the requirement for the installation of underground utilities or any other requirement in this subsection, if there are special reasons to warrant such waiver. The Board in making such determination of waiver, upon the request of the applicant or at the instance of the Board on its own initiative, shall take into consideration the design features of the plan, the character of the area and all other factors which bear on the feasibility of underground utility installations within the subdivision, so as to achieve a harmonious subdivision tract.
(2)
Potable water and sanitary sewer plans. All development shall be served by public water and sewers. All water and sewer plans shall be approved by the appropriate local, county or state agency having jurisdiction over the specific utility.
(3)
Electricity. All electrical plans shall be approved by the Township Community Development Department.
(4)
Stormwater. All stormwater management and drainage plans shall be approved by the Township Engineer.
O.
Off-street parking.
(1)
Where applicable, the Residential Site Improvement Standards, as amended from time to time, shall apply.
(2)
Off-street parking and loading areas shall be coordinated with the public street system serving the area in order to avoid conflicts with through traffic, obstruction to pedestrian walkways and vehicular thoroughfares.
(3)
A minimum of 10% of any surface parking facility shall be landscaped and shall include one shade tree for every 20 parking spaces.
(4)
All parking and loading areas abutting mixed-use/residential areas shall be buffered about their periphery with landscaping and/or fencing.
(5)
All parking and loading areas shall be graded and paved and shall be adequately drained.
(6)
Dimension of parking spaces. Every such space provided shall measure at least nine feet in width and 18 feet in length, exclusive of access drives and aisles. Hairpin striping shall be provided, where appropriate. End-to-end parking spaces shall measure not less than eight feet in width by 23 feet in length. Twenty percent of required parking spaces may be compact spaces measuring 8.5 feet in width by 15 feet in depth.
(7)
Size of aisles. The width of all aisles providing direct access to individual parking spaces shall be in accordance with the requirements set forth below. Only one-way traffic shall be permitted in aisles serving parking spaces placed at an angle other than 90°.
Type of Parking | Aisle Width (feet) |
|---|---|
End to end (longitudinal) | 12 |
30° angle | 11 |
45° angle | 13 |
60° angle | 18 |
90° angle | 24 |
Maximum Grade of Parking Areas | |
|---|---|
Areas | Maximum Grade (percent) |
Parking spaces and service aisles | 5% |
Main approach walkways to buildings | 4% |
Collector or other service walkways | 6% |
Swales | 10% |
Principal circulation aisles | 6% |
Driveway entrances and exits up to 25 feet from right-of-way line | 2% |
Driveway entrances and exits beyond 25 feet from right-of-way line | 10% |
(8)
Access.
(a)
There shall be adequate provisions for safe and convenient ingress and egress to all parking areas.
(b)
Curb cuts for one-way traffic shall not be less than 12 feet nor more than 15 feet wide. Curb cuts for two-way traffic shall be not less than 22 feet. Each additional lane shall increase the curb cut by 10 feet.
(c)
Every parking area shall have direct access to a street or alley. Driveways shall have a minimum width of 10 feet for one-way traffic and 22 feet for two-way traffic.
(d)
Access to or egress from any property situated in a nonresidential zone through the use of a driveway located on property in a residential zone is prohibited.
(9)
Acceleration and deceleration lanes.
(a)
The Board, at its discretion, may require roadway widening or other street improvements, including acceleration and deceleration lanes, to assure safe ingress and egress where minimum sight distances cannot be obtained. The following minimum standards are recommended:
Acceleration Lanes (feet) | Deceleration Lanes (feet) | |||
|---|---|---|---|---|
Legal Speed Limit (mph) | Full Length | Taper | Full Length | Taper |
25 to 39 | 200 | 150 | 150 | 200 |
40 to 49 | 350 | 200 | 200 | 250 |
50 or more | 450 | 250 | 250 | 300 |
(b)
The area behind the taper shall be cleared of all obstructions for an appropriate distance from the center line of the road to eliminate any hazardous conditions.
(10)
All off-street parking areas shall be used solely for the parking of passenger automobiles, and no commercial repair work, service or storage of new or used motor vehicles, materials or merchandise of any kind shall be conducted on such parking area.
(11)
Sidewalks in parking areas. Sidewalks shall be required between parking areas and principal structures, along aisles and driveways and wherever pedestrian traffic occurs. They shall have a minimum of four feet of passable width and shall be raised a maximum of six inches above the parking area, except when crossing streets or driveways. Guardrails and wheel stops permanently anchored to the ground shall be provided in appropriate locations. Parked vehicles shall not overhang or extend over sidewalk areas, unless an additional sidewalk width of two feet is provided to accommodate such overhang.
(12)
Landscaping, paving and drainage for parking areas.
(a)
Landscaping shall be located at the entrance of the lots, in protected areas along walkways, center islands and at the end of bays. In narrow islands, low-spreading plants, such as creeping juniper, English ivy, myrtle and pachysandra, are appropriate.
(b)
All landscaping in parking areas shall be carefully located so as not to obstruct sight distance.
(c)
Off-street parking areas shall be effectively screened where required by the Board by a berm, fence or wall not less than four nor more than six feet in height, maintained in good condition; provided, however, that a screening hedge or other natural landscaping may be substituted for the required fence or wall if approved by the Board. The screening, as required by this subsection, may be waived by the Board if, in its judgment, because of topographic or other unusual conditions, said fence is not necessary to buffer adjoining property.
(d)
Parking areas, loading areas and driveways, except for one- or two-family residences, shall be curbed with granite block and paved.
(e)
All parking areas shall be adequately drained in accordance with a drainage plan to be approved by the Township Engineer.
(13)
Location of parking.
(a)
Required off-street parking shall be located only in those locations as set forth below and shall meet all setback requirements set forth in that subsection.
(b)
In all residence zones or for any residence, not more than one of the required off-street spaces for each dwelling unit may be on the driveway in the front yard, and then only if the driveway leads to a garage.
(c)
Off-street parking facilities as accessory to any residential use or any other use permitted in a residential zone shall be provided on the same lot as the permitted principal building, or on an adjacent lot. For one- and two-family dwellings, the required parking must be on the same lot.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(d)
Minimum setbacks and required locations for parking areas and driveways:
Zone | Minimum Distance from Property Line (feet) | Location |
|---|---|---|
Residential zones | 5 | Side and rear yards only except if leading to a garage |
CBD and B-2 | 5, if includes residential | Not in front yard |
CC | 5 | All yards |
CD | See Article V, § 315-38L(5)(b) | See Article V, § 315-38L(5)(b) |
M-1 | 5 | All yards |
RO | 10 | Side and rear yards only |
(14)
Bicycle racks. Bicycle racks shall be provided for all multifamily and nonresidential developments at the ratio of one bicycle space for each dwelling unit or one bicycle space for each 20 off-street parking spaces or fraction thereof over 20 spaces.
P.
Off-street loading.
(1)
Application. In any building or building group or part thereof hereafter erected and having a gross floor area of 10,000 square feet or more of nonresidential space, there shall be provided and maintained on the same zone lot with such building, off-street loading berths.
(2)
Required off-street loading facilities.
(a)
Location of loading berths. All loading areas shall be on the same lot as the use that is to be served. Such areas shall be located only in a side or rear yard. Such areas shall not encroach upon any required open space, accessway, off-street parking area or public right-of-way. Where located adjacent to any residential district, they shall be set back a minimum of five feet from such property line.
(b)
Access. All required off-street loading areas shall provide sufficient turning spaces and access.
(c)
Calculation of required loading berths. The number of off-street loading berths required for any use shall be determined by application of the standards set forth below.
Principal Building Size (square feet) | Required Number of Loading Berths |
|---|---|
Up to 20,000 | 1 |
20,000 to 50,000 | 2 |
Each additional 100,000 | One additional space |
Q.
Steep slope.
[Added 3-19-2012 by Ord. No. 12-15]
(1)
Scope. These regulations apply to the disturbance of soil and the construction of structures, roads, retaining walls and parking lots in areas of steep slopes. Municipally owned properties are exempt from the provisions of this section.
(2)
Objective. The purpose of this subsection is to minimize cutting and grading of steep slope areas as well as to minimize the disturbance of soil and removal of vegetative cover. Adherence to these regulations will assist in preventing erosion, siltation of streams; and other maintenance and safety problems.
(3) DISTURBANCE GRADE GRADING GRADING LIMITATIONS
STEEP SLOPE SLOPE MEASUREMENT CRITERIA(a) (b) (c) TRANSITIONAL GRADING
Definitions and identification. As used in this subsection, the following terms shall have the meanings indicated:
Any physical activity which results in removal of vegetation, modification of topography by cutting or filling, stripping of top soil, and/or placing of physical structures or improvements thereon.
The contour or surface of the ground.
Any disturbance of the original grade by stripping, cutting, filling, stockpiling, or any combination thereof.
The extent of the disturbance allowed see chart below.
Slopes (percent) | Disturbance Allowed |
|---|---|
35% or greater | No disturbance allowed |
25.0% to 34.9% | Only transitional grading |
15.0% to 24.9% | Only transitional grading or road construction |
0.0% to 14.9% | All construction allowed |
Includes slopes in excess of 15% in gradient as measured and documented in accordance with the slope measurement criteria definitions.
The following slope measurement criteria shall serve as the basic means of identifying and categorizing steep slopes as further regulated under this subsection.
APPLICATION OF VERTICAL AND HORIZONTAL MEASUREMENTSThe vertical and horizontal measurements are utilized to determine the slope by measuring the vertical rise on the basis of two-foot contours in a thirty-foot horizontal length.
HORIZONTAL MEASUREMENTShall be determined by use of an appropriate scale or measuring a minimum horizontal section 30 feet in length.
VERTICAL MEASUREMENTShall be determined utilizing two-foot contours as documented and determined by on-site survey or the use of photogrammetric aerial topography.
Any disturbance in that area of land between the original grade and the finished grade to accommodate roads, parking areas, structures, and other reimprovements.
(4)
Submission requirements.
(a)
The applicant shall prepare a steep slope analysis depicting on a plot plan slope classes of under 14.99%, 15% to 24.99% 25% to 34.99% and 35% and greater, as well as calculations of the area in square feet within each slope class.
(b)
A lot grading plan shall be provided showing the proposed driveway plans and profiles, the locations of all structures, locations of any retaining walls and any site grading necessary.
(c)
Plan profiles, cross sections, and details of all retaining walls showing the height of each wall, the elevation at the top and bottom of each wall, the materials to be used, a profile and cross section of each wall, any proposed plantings and safety barriers, the calculations of anticipated earth and hydrostatic pressures and surcharges, and the calculation detailing the design of each wall.
(d)
The limits of clearing and disturbance, which shall be held to be the maximum permitted on the site.
(e)
Landscaping plans indicating the following information:
[1]
The proposed limits of disturbance of the subject site;
[2]
All existing and proposed vegetation within the area to be disturbed;
[3]
A specific identification with the area to be disturbed of all individual trees or groups of trees which have a caliper of eight inches or more measured three inches above the ground level, with an indication of which trees are to be removed.
(5)
If any disturbance is planned to a steep slope area or if a steep slope has been disturbed by prior land use such as agriculture, a revegetation plan shall be provided.
(6)
All retaining walls over four feet in height at any point shall be designed by a New Jersey licensed professional engineer, and are subject to the review and approval of the Municipal Engineer prior to the issuance of any construction permits.
(7)
Applications seeking relief from the provisions of this Subsection Q shall be cognizable under N.J.S.A. 40:55D-70(c). Therefore, jurisdiction over such application shall reside with the Zoning Board of Adjustments, unless the Planning Board is otherwise granted jurisdiction over the application under the Municipal Land Use Law.
§ 315-31 Performance standards.
A.
General applications.
(1)
As a condition of approval and the continuance of any use, occupancy of any structure and operation of any process or equipment, the applicant shall certify compliance with the performance standards contained herein. Permits and certificates required by other government agencies shall be submitted to the Board as proof of compliance with applicable codes.
(2)
The regulations contained in this section shall not apply to one- and two-family dwellings but shall apply to any home occupations contained therein.
(3)
All the requirements of this section shall be items covered in the developer's agreement, if one is required.
B.
Temporary certificates of occupancy.
(1)
In the event that a determination cannot be made at the time of application that a proposed use, process or equipment will meet the standards established in this section, the Board may recommend issuance of a temporary certificate of occupancy. The temporary certificate of occupancy shall be based on submission of evidence (e.g., bond) that the proposed use, process or equipment will meet the standards established herein after completion or installation and operation.
(2)
Within 60 days after a temporary certificate of occupancy is granted, satisfactory evidence shall be submitted to the Construction Official that all standards established by this section have been met. Upon such submission, a final certificate of occupancy shall be issued.
C.
Regulation of nuisance elements.
(1)
The determination of the existence of nuisance elements shall be made to the following locations:
Nuisance Characteristic | Location of Test |
|---|---|
Smoke | Vent or smokestack |
Air pollution including solid particles or fly ash | Vent or smokestack |
Odors | Property line |
Liquid waste | Property line |
Solid waste | Property line |
Noise | Property line |
Vibration | Building wall |
Glare | Property line |
Trespass lighting | Property line |
Temperature change: gas, liquid or solid | Vent or smokestack property line |
(2)
Continued compliance with the performance standards stated herein shall be a requirement for the continued occupancy of any structure or the operation of any process or equipment.
D.
Standards to be enforced.
(1)
Air pollution.
(a)
General. No substance shall be emitted into the atmosphere in quantities which are injurious to human, plant or animal life or to property or which interfere unreasonably with the comfortable enjoyment of life and property anywhere in the Township. All provisions of Title 7, Chapter 27 of the New Jersey Administrative Code (N.J.A.C.), or the regulations contained in this section, whichever shall be more stringent, shall apply.
(b)
Smoke. In any nonresidential zone, no smoke, the shade or appearance of which is darker than No. 1 on the Ringelmann Smoke Chart, shall be emitted into the open air from any fuel-burning equipment; provided, however, that smoke emitted during the cleaning of a firebox or the building of a new fire, the shade or appearance of which is not darker than No. 2 on the Ringelmann Smoke Chart, may be permitted for a period or periods aggregating no more than three minutes in any 15 consecutive minutes. Smoke emissions from the combustion of fuel and mobile sources and from stationary internal combustion engines shall not exceed the limits set forth in N.J.A.C. 7:27.
(c)
No open burning shall be permitted in any district.
(d)
Odors. In any zone, no odorous material may be emitted into the atmosphere in quantities sufficient to be detected.
(2)
Wastes.
(a)
Liquid wastes. No liquid waste shall be discharged into any watercourse in the Township without all necessary permits from the New Jersey Department of Environmental Protection (NJDEP). No liquid waste shall be discharged into the public sewage collection and disposal system unless the appropriate Township official shall have first investigated the character and volume of such wastes and shall have certified that the Township will accept the discharge of such waste material into the system. The applicant shall comply with any requirements of said officials, including the pretreatment of such wastes, the installation of processing methods, separation or screening of wastes, control of pH and other methods of improving such wastes prior to discharge, as a condition of approval of such facilities.
(3)
Noise. All applications shall comply with the provisions of N.J.A.C. 7:29.
(4)
Vibration. In any zone, vibrations discernible without instruments at the measuring location shall not be permitted.
(5)
Glare. No single standard for glare is promulgated in this chapter due to the impracticality of establishing such standards. It is the intent of these performance standards to ensure that both direct and indirect glare, to the extent possible, are eliminated or that activities producing such glare are carried on within a structure. Necessary glare-producing devices such as glazing, roadway and walkway lighting shall be designed, constructed and maintained in such a manner as not to be a nuisance to surrounding uses.
(6)
Trespass lighting. All applications shall comply with the provisions of this article.
(7)
Temperature change. Any use or process shall not produce a temperature change greater than 3° C. at the measuring location.
(8)
Fire and explosive hazards. If it appears that any proposed use, structure, process or resulting product or material may constitute a fire or explosion hazard, the Board may require the applicant to supply proof of:
(a)
Approval of the use, structure, process or resulting product or material from the State Department of Labor and Workforce Development indicating that adequate safeguards against fire and explosion have been taken or installed.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
(b)
Approval from the Township of Bloomfield Fire Department that the applicant has complied with all applicable Township fire prevention regulations.
§ 315-32 Construction requirements.
A.
Township standards. All standards and specifications of the Township as now or hereafter adopted, if any, shall govern the design, construction and installation of all required improvements. Failure of the developer, its contractor or agent to conform to said specifications shall be just cause for the suspension of the work being performed. No developer shall have the right to demand or claim damages from the Township, its officers, agents or servants by reason of said suspension.
B.
Other standards. In the event that the Township has not adopted standards for a specific type of improvement, then generally accepted engineering standards, as set forth in current engineering and construction manuals as may be approved and modified by the Township Engineer for a specific situation, shall be used.
C.
Grades. All construction stakes and grades shall be set by or under the supervision of a licensed land surveyor. One copy of all cut sheets shall be filed with the Township Engineer prior to the commencement of any construction.
D.
Approved plans. Prior to commencement of construction of required improvements, the Township Engineer shall have received and approved the complete plans and profiles of all improvements to be installed or constructed. No improvements shall be accepted by the governing body and no performance guaranties released until the Township Engineer has received and approved drawings showing the plans, grades and profiles of all improvements as finally constructed.
E.
Site conditions. During construction, the site shall be maintained and left each day in a safe, clean and orderly manner, and any condition that could lead to personal injury or property damage shall be immediately corrected by the developer or upon an order by the Construction Official or other authorized personnel.
F.
Disposal of dead trees, litter, building materials. All stumps, litter, rubbish, brush, weeds, dead and dying trees, debris and excess or scrap building materials shall be removed or destroyed immediately upon the request of and to the satisfaction of the Construction Official prior to issuing a certificate of occupancy. No such refuse shall be buried on the site.
[Amended at time of adoption of Code (see Ch. 1, General Provisions, Art. I)]
G.
Changes in elevation.
(1)
No change shall be made in the elevation or contour of any lot or site by the removal of earth to another lot or site other than as shown on an approved preliminary plan.
(2)
Minimal changes in elevation or contours necessitated by field conditions may be made only after approval by the Township Engineer. All said changes shall be shown on the final plan and indicated as a change from the preliminary, or if final approval has been granted, all changes shall be shown on the as-built plans.
H.
Excavations. No excavation shall be created or maintained, except when required for the foundations of structures or in connection with and during the installation of facilities for permitted uses. Such excavation shall be used for the intended purpose or shall be refilled to the average surrounding ground level in such a manner as to prevent the collection of water, erosion of earth or collapse or sliding of banks within six months from the date of commencement of such excavation.
I.
Topsoil removal. The applicant shall obtain all necessary permits.
J.
Preconstruction meeting. Prior to the commencement of construction, the developer shall arrange for and attend a preconstruction meeting in conformance with the requirements of the Township Engineer.
§ 315-33 Improvements.
A.
General. Prior to the granting of final approval, the applicant shall have installed or constructed improvements required by the Board or have posted a performance guaranty or surety sufficient to cover the costs of said improvements. The Board may solicit local, county, state, federal, public or semipublic agencies and knowledgeable individuals on what improvements shall be required. Improvements recommended by other agencies, such as a utilities authority, county, state or other governmental agencies, may be required by the Board as a condition of final approval. It is recognized, however, that in certain situations all of the improvements listed below may not be appropriate or needed. The Board may then waive these items.
B.
Specific improvements to be constructed or installed.
(1)
Stormwater. The on-site stormwater disposal system shall be in accordance with this chapter.
(2)
Sewage disposal. Provisions shall be made to convey effluent from each lot through laterals and interceptors of adequate size, material and capacity to collectors and then to trunk sewers to public treatment facilities.
(3)
Water. Provision shall be made to provide each lot with an adequate and continuous supply of potable water.
(4)
Utilities. Gas lines, telephone lines, electrical service, cable television and similar utilities shall consist of those improvements required by the applicable utility or federal or state law.
(5)
Vehicular and pedestrian improvements. Such improvements shall include paving, curbs, gutters, sidewalks, bicycle paths, driveways, lighting, traffic signs, traffic control devices and guardrails.
(6)
Other improvements. These improvements shall include but are not limited to the following: street trees, topsoil, earth removal, borrow and fill and improvements to prevent damage to adjacent property.
(8)
Temporary improvements. During construction, the Township Engineer may require the installation or construction of improvements to prevent or correct temporary conditions on the site that could cause personal injury, damage to property or constitute a health hazard. These conditions may result from flooding, heavy construction traffic and pollution. Improvements may include grading, planting, retaining walls, culverts, pipes, guardrails, temporary roads and other improvements appropriate to the specific conditions.