In reviewing an application for subdivision or site plan, the Planning Board or Zoning Board of Adjustment shall ascertain compliance with the requirements of Sections 5-1 through 5-8 of this Article. Deviation from the requirements of Sections 5-1 through 5-8 of this Article shall require a design waiver to be granted by the Board.

All improvements shall be constructed in accordance with the Township's Engineering Department Standard Construction Detail.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required by the zoning ordinance and to provide for convenient access, circulation control and safety of street traffic.

Blocks shall not exceed 1,000 feet in length.

In blocks over 1,000 feet long, pedestrian crosswalks may be required. Such walkways shall have a right-of-way width of 10 feet with paving width to be determined by the Planning Board for each specific case and shall connect between streets without jogs.

For commercial or industrial use, block size shall be sufficient to meet all area and yard requirements for such use.

Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formations, flood conditions, steep slopes, wetlands, inadequate sewage disposal or similar circumstances, the Planning Board may, after adequate investigation, withhold approval of such lots or require that such lots be enlarged to provide an adequate usable yard area and protection against inappropriate use of land.

Where extra width has been dedicated for widening of streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line.

Insofar as is practical, side lot lines shall be right angles to straight streets, and radial to curved streets.

Each lot must front upon an improved street meeting the requirements of Section 5-3.

In the case of nonrectangular shaped lots or lots on cul-de-sacs, the minimum frontage requirements as specified shall be measured at the right-of-way line and in no case shall the distance between side lot lines be reduced to less than 50% of the minimum frontage requirement.

Where a building lot has frontage upon a street which is contemplated for right-of-way widening in the Master Plan of the Township of Branchburg or the Master Plan of Somerset County or by the New Jersey Department of Transportation, the required front yard setback shall be measured from such proposed future right-of-way line.

In the case of corner lots, or lots which run through from one street to another, yard areas facing each street shall be considered as front yards and shall conform to the minimum frontage and front yard requirements for the particular zone. Each corner lot shall have one rear yard and one side yard.

Flag lots shall be permitted at the discretion of the Planning Board. If permitted, the flag portion of the lot must contain a minimum of five acres of land, exclusive of any minimum yard requirements. The staff portion of the lot shall not exceed 1,000 feet in length and shall be a minimum of 50 feet in width throughout its length. All lots shall front upon a public street which has been improved in accordance with Township standards or for which improvements have been guaranteed by the posting of a performance guarantee.

Steep slopes.

Stream corridors.

The maximum average grade of a residential lot shall not exceed 15%, measured perpendicular to the road, midway between the side lot lines.

The lots shall be graded so that the surface waters will flow unimpeded to the street or to any system of drainage designed to convey the surface waters away from the lots and the development. The driveways leading to the garages of the houses erected in the development shall be graded in the same manner. The lots shall be graded as to prevent the collection of surface water on the lots.

Elevations of lots adjacent to abutting properties shall not be altered to create a slope of greater than 3:1 unless a retaining wall is installed. Retaining wall constructed within 10 feet of any property line shall not exceed six feet in height unless otherwise approved by the Planning Board. Retaining walls shall be constructed as required by the Planning Board.

Grading plans shall be required for all lots or sites one acre or smaller. For lots or sites larger than one acre, individual lot or site grading plans shall be at the discretion of the Township Engineer.

Only those trees necessary to permit construction of streets, driveways and dwellings and other authorized structures shall be removed. No trees shall be removed in a manner contrary to Article X, Tree Removal and Protection.

Where feasible, easements for utility and drainage installation shall be along property lines and not straddle property lines. Such easements shall be of sufficient width to accommodate the facilities, including access for maintenance, but shall not be less than 20 feet wide or as otherwise determined sufficient by the Township Engineer.

All easements shall be shown on the plat and described in the deed and shall be clearly labeled and dimensioned to permit accurate location of easement limits.

Any land shown on the Master Plan as proposed for park, playground, school site or other public use shall be designated and reserved for such use subject to the determination of the Planning Board and pursuant to N.J.S.A. 40:55D-44, as amended.

Each off-street parking space shall measure nine feet in width by 18 feet in length where a minimum of two feet of clear overhang is provided along the end of each space. Where deemed necessary by the approving agency, such as in areas with high traffic and high turnover, such as a supermarket, parking spaces may be required to have a ten-foot width. On-site parallel parking shall measure eight feet by 24 feet.

Off-street parking areas shall be oriented to and within a reasonable walking distance of the buildings they are designed to serve in accordance with the following guidelines: a maximum of 1,000 feet for employee parking; 500-800 feet for shoppers; 250 feet for nonelderly residents; 150 feet for elderly residents; and 300 feet for guests.

Driveways to parking lots shall be designed so as not to obstruct free flow of traffic and shall be between 25-30 feet in width for two-way drives and between 12 to 20 feet for one-way drives. There shall be adequate provision for ingress to and egress from all parking spaces to ensure ease of mobility, ample clearance, and safety of vehicles and pedestrians. All entrances and exits to parking areas shall be defined by curbing and landscaping. For parking areas with more than 25 spaces, separate ingress and egress shall be provided.

Two-way traffic aisles shall be a minimum width of 24 feet. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the following requirements:

Off-street parking areas shall not be closer than five feet to any building. Driveways to parking lots and drive-thru lanes shall be located at least 10 feet from any side or rear property.

A minimum sidewalk width of six feet is required where parked vehicles overhang or extend over the sidewalk.

All off-street parking spaces, driveways, aisles and pedestrian walkways shall be clearly and legibly marked showing the parking arrangement within the parking area. Parking lanes and aisles, circulation lanes and fire/emergency access lanes as approved by the Planning Board shall be designated and maintained. Hairpin striping shall be required.

Where feasible, access and parking areas for individual nonresidential uses shall be designed to be interconnected via cross-easements with adjacent properties and shall utilize common entrance(s) and exit(s) to minimize the disruption of traffic flow, reduce access points to adjacent roadways and reduce conflicts with pedestrian traffic. Any owners of property in the nonresidential zone districts may meet the required parking provisions of this Article by participating in a joint parking program involving two or more business uses; provided, however, that plans for such a joint program shall have been approved by the Planning Board.

All nonresidential parking shall be located in the rear and/or side yards, unless otherwise permitted in this ordinance.

Unless otherwise indicated in this ordinance, parking lots in nonresidential zones shall be placed a minimum of 20 feet from any property line or street right-of-way. No parking lot shall be permitted within any buffer zone.

The design of parking lots shall permit the vehicular maneuvering for entry and exit to and from individual parking spaces entirely on-site.

Parking spaces may be on, above or below the surface of the ground. When parking spaces are provided within a garage or other structure, said structure shall adhere to the proper accessory or principal building setbacks.

All off-street parking areas required by this Article shall be used exclusively for the parking of automobiles. No commercial repair work or sales of any kind shall be conducted in any parking areas.

All parking areas shall have a maximum grade of 5% and a minimum grade of 1%.

All nonresidential parking areas, including drives and access lanes, shall be constructed of 4" DGA-3/4" Quarry Blend Stone, 3" CABC stabilized Base Mix I-2 and 1-1/2" FABC Top Mix I-5 over a firm and unyielding foundation.

Off-Street Parking for Assisted Living Residences.

Except for detached single family dwelling units, a screen planting, berm, fence, wall or combination thereof, no less than three feet in height, shall be provided between the off-street parking areas (including drive-thru lanes and interior drives running parallel to other roads) and any lot line or street line except where a building intervenes. Shrubs used for screening shall be planted in a staggered double row.

All loading areas shall be landscaped and screened sufficiently to obscure the view of parked vehicles, loading platforms and loading activities from any residential lot line or street line throughout the year. Such screening shall be an extension of the building, fence, berm, wall, planting or combination thereof and shall not be less than six feet in height.

In parking lots with 100 vehicles or less, at least 5% of the total square footage of interior parking area, including accessways, shall be landscaped with shrub plantings no higher than three feet. Such landscaped areas shall be distributed throughout the parking area. The landscaping should be located in protected areas such as along walkways, in center islands, or at the end of bays.

In parking lots containing more than 100 vehicles, at least 8% of the interior parking area shall be landscaped with shrubs.

Interior parking lot landscaping as noted in paragraphs C and D above, shall not be required for parking lots with 20 or less parking spaces.

One shade tree measuring a minimum circumference of nine inches shall be provided for every four parking spaces in the vicinity of the parking lot. The preservation or relocation of existing trees is encouraged to meet this requirement. This provision excludes trees required for landscape buffers or street tree planting.

Curbed planting islands of nine feet in width shall be placed at the end of each row of parking spaces along an internal traffic aisle.

A maximum of 20 parking spaces shall be permitted in a row without a curbed planting island of nine feet in width.

Parking lots in excess of 100 vehicles shall be subdivided into modules utilizing continuous curbed planting islands of a minimum ten-foot width located perpendicular to the parking stalls.

Landscaping within parking lots shall not obstruct the view of approaching vehicles. Shrubs within sight lines shall not exceed a mature height of three feet and trees shall not contain branches lower than seven feet in height as measured from the curb line.

Parking areas shall be screened from interior drives using evergreen, deciduous and flowering trees and shrubs to create a continuous landscape strip. Pedestrian walkways shall be integrated within these strips.

Interior parking and landscaping shall, insofar as possible, be used to delineate and guide major traffic movement within the parking area so as to prevent cross-space driving wherever possible. A portion of the landscaping for interior parking spaces, not to exceed 40% of the total requirement, may be relocated so as to emphasize corridors or spatial landscaped area within the general parking area, if helpful in achieving better traffic patterns or use, or in achieving greater overall aesthetic effect.

Parking structures shall receive landscape treatment which softens the bulk and scale of the structures and screens the ground level cars from public right-of-way and buildings. Deck level planting shall be treated similarly to a parking lot on grade.

For all nonresidential development requiring the receipt or shipping of materials or merchandise, there shall be provided and maintained on the same premises with such building a minimum of one standard off-street loading space measuring 15 feet by 60 feet with a fourteen-foot clearance above grade in accordance with the following standard:

Where receipt or shipping of goods is customarily carried out in other than tractor trailers, a 10 feet by 30 feet delivery zone, convenient to an entrance or exit, shall be provided and designated.

Off-street loading shall be permitted in the side and/or rear yard but in no case shall it be located closer than 25 feet to a property line. There shall be no loading or unloading within the street. Off-street loading within the front yard is prohibited.

The road system shall be designed to permit the safe, efficient, and orderly movement of traffic. Roadways should organize and define communities and their neighborhoods, respect natural features and topography, present an attractive streetscape, and discourage through traffic from residential neighborhoods.

The pedestrian system shall be located to meet safety and circulation considerations. In conventional developments, walks shall be placed parallel to the street, with exceptions permitted to preserve natural features or to provide visual interest. In planned developments, walks may be placed away from the road system, but they may also be required parallel to the street for safety reasons.

Bicycle paths shall be designed so that they provide reasonably direct linkages to local activity centers. Recreational paths should be designed to follow scenic routes, with points of interest highlighted.

Pedestrian circulation systems shall be integrated into subdivision and site plans and provide links between residences, recreation areas, neighborhood schools, commercial areas, churches, parking areas and other public facilities. Both bicycle and pedestrian pathways should be incorporated in new subdivisions where appropriate and particularly where shown in the Master Plan Circulation and Open Space Elements.

Each development shall have access to a street constructed in accordance with the requirements of this Article. Such access shall be evaluated by the Board as to adequacy for entering and exiting vehicles.

All streets shall conform in width, direction and alignments with the Master Plan, and shall connect with streets shown thereon with a minimum of jogs and sharp angles. For streets not shown on the Master Plan, the subdivisions and site plans shall provide for appropriate extension of existing streets.

No street shall have a width of less than 30 feet and a right-of-way of less than 50 feet unless a lesser width or right-of-way is authorized by the Planning Board. The design and location of local streets shall be determined by the Planning Board in their review of the application and shall be related to the size and location of the tract being subdivided. All streets shall be designed so as to conform to the street design standards indicated herein. The enumerated standards are to be construed as minimum standards and may be altered in special cases where, because of traffic volumes, steep grades or other such reasons, the Planning Board determines that such action is necessary.

Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or the street width requirements of this Article shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.

Future road connections and/or road right-of-way dedications may be required by the Planning Board to develop a coherent street plan within the Township.

Subdivisions abutting State and/or County highways shall provide a marginal service road or reverse frontage with a buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate. No subdivisions showing buffer strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been conveyed to the Township under conditions approved by the Board. For the purpose of roadway design, a marginal access road shall be considered a local street.

Local and subcollector streets shall be arranged to discourage through traffic unless otherwise designated for this purpose. The road system for residential subdivisions shall be designed to serve the needs of the neighborhood and to discourage use by through traffic.

The right-of-way shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalk, graded areas, and utilities. The right-of-way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than the existing street. The right-of-way width shall be measured from lot line and shall not be less than 50 feet.

Street trees shall be planted outside the right-of-way, in a ten-foot tree planting easement adjacent to the right-of-way.

No street shall have a name which will duplicate, or so nearly duplicate as to be confused with, the names of existing streets.

Street jogs with center line offsets of less than 125 feet shall be prohibited.

A tangent of at least 100 feet shall be introduced between reverse curves on all secondary materials and collector streets.

When connecting street lines deflect from each other at any one point by more than 5=and not more than 45°, they shall be connected by a curve with a radius of not less than 150 feet for local or marginal access streets and not less than 300 feet for all other streets.

Horizontal and vertical curves shall be of such radius and length respectively to obtain reasonable and safe sight distances for the anticipated traffic speed. Horizontal curves shall generally have a minimum center line radius of 300 feet which may be reduced to no less than 150 feet for local streets at the discretion of the Planning Board. Horizontal and vertical alignments shall generally conform with standards of the American Association of State Highway and Transportation Officials.

All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance in accordance with recognized standards. Roads shall have a minimum grade of 1% and shall not exceed the following maximum grades:

All culs-de-sac of a permanent or temporary nature shall be classified as local or access streets. They shall not be longer than 600 feet, shall not provide access to more than 25 units. The cul-de-sac shall be measured from the center line of the intersecting through street along the center line to the radius point of the cul-de-sac turnaround. The 600-foot restriction shall not apply to lots of three or more acres in the A zone where a cul-de-sac shall not service more than six lots.

Cul-de-sac turnarounds shall be provided with a minimum outside cartway radius of not less than 50 feet and tangent whenever possible to the right side of the street upon entering.

Where the Master Plan shows road extensions, culs-de-sac shall not imply a dead end street or the abandonment by the Township of plans for a future connection or extension of an existing street.

If a cul-de-sac or dead end street is temporary in nature, provisions shall be made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.

Construction drawings. Road plans and profiles shall be submitted to the Administrative Officer as part of preliminary approval. The horizontal scale for plan and profile shall be one inch equals 50 feet. The vertical scale of the profile shall be one inch equals five feet. The profile shall be shown directly under the plan and if the space on the sheet permits it, two sections of plan and profile may be shown on the same sheet. Drawings are to be on 24 inches by 36 inches sheets. The plans of the road shall show the center line, right-of-way lines, stations of beginnings and ends of curves, curve data, 50 feet station points, equations of stationing, streams, roads and railroads on or near the right-of-way, poles, trees, buildings and other obstructions within the right-of-way, houses, and buildings within 25 feet of the right of way, property division lines and names of owners. All construction under streets such as water lines, storm sewers, etc. shall be shown on both plan and profile.

Excavation and embankment. Excavation and embankment shall meet the following standards:

Street pavement shall consist of a thoroughly compacted subbase, a base course, intermediate and surface courses.

All new roads or streets connecting to a Township road shall be located to afford maximum safety to traffic at the intersection.

All new roads or streets connecting to a Township road shall be located to afford maximum safety to traffic at the intersection.

Street intersections shall be laid out as nearly at right angles as is possible and in no case shall be less than 75°. The block corners of intersections shall be rounded at the property line with a curve radius of not less than 20 feet. Approaches to all intersections shall follow a straight line for at least 100 feet.

At street intersections, the side streets, as designated by the Planning Board, shall (on either ascending or descending grades) have a grade of not more than 3% for a distance of not less than 50 feet from the near curb line on the intersecting street.

New intersections, along one side of an existing street shall, if possible, coincide with any existing intersections on the opposite side of each street. Use of "T" intersections in subdivisions shall be encouraged.

Intersections shall be offset a minimum of 175 feet between center lines.

Design of intersections with State or County roads shall be governed by the appropriate agency having jurisdiction.

A sight triangle easement shall be provided preserving the sight lines required, except that a minimum sight triangle shall be 30 feet by 100 feet, with the thirty-foot dimensions being provided along the street subject to stop control.

A sight triangle easement is defined as the area bound by the right-of-way lines and a straight line connecting sight points on right-of-way lines from extension of right-of-way lines.

In addition to the required right-of-way dedications, sight triangle easements shall be dedicated to the Township of Branchburg.

Within the required sight triangle easement there shall be no obstruction such as embankments, fences, walls, hedges or other objects or plantings) over 24 inches in height above the lowest part of the street pavement and below 10 feet measured from the curb line. Branches occurring between 39 inches and 10 feet above grade shall be pruned prior to the release of the maintenance bond. All corners on the new streets shall be cleared of obstructions in the manner and to the limits described.

All new roads or streets connecting to a Township road shall be so designated in profile and grading and shall meet the vertical and horizontal sight distance standards set forth in the latest edition of "A Policy on Geometric Design of Highways and Streets," prepared by the American Association of State Highway and Transportation Officials (AASHTO).

Curbs shall be constructed in accordance with the Township Engineering Department's Standard Construction Details and shall be required on both sides of all streets. Granite block curbs shall be used on all Township streets in all zones.

Construction of all curbs shall conform to NJDOT Standards and Specifications for Road and Bridge Construction, 1989, Section 605 and supplements thereto and shall meet the Township Engineer's approval. All concrete to be used shall be Class B as specified in NJDOT Standards and Specifications and supplements thereto.

The granite block shall be of the best quality medium or fine-graded granite dressed so that all faces are approximately rectangular and measuring not less than four inches by six inches on top and bottom and not less than 10 inches from top to bottom.

The granite block shall be laid in concrete with the longest dimension vertical. Sufficient concrete shall be laid beneath the block to provide a total curb height of 17 inches. Concrete shall also be placed on the front and rear of the block to provide sufficient support as shown on the Township details. The concrete shall be placed in a monolithic pour. A form consisting of two-inch by twelve-inch plank shall be used on both sides of the curb footing to insure a uniform width and depth of the concrete. The concrete beneath the block shall be 12 inches in width.

Joints shall measure 3/8 inch to 3/4 inch in width and shall be pointed with mortar consisting of one part Portland cement and two parts sand and shall be tooled as directed by the Township Engineer. Pointing shall be constructed to show a vertical face of six inches above the finished pavement.

All blocks shall be clean and free from mortar, bituminous materials or other substances.

The curb shall be completely backfilled in front and rear before heavy equipment of any kind shall be permitted to operate on the roadway areas within four feet of the curb.

Bituminous material, cement or other substance, deposited on blocks during or after construction shall be removed by the developer by sandblasting or other approved means.

Plywood may be used for form on corners with sharp curves.

The curb at all driveway openings shall be depressed to a point two inches above the finished pavement. Depressed curb shall be constructed in accordance with Township specifications.

When a section of existing full height curb is removed to construct a driveway entrance, it shall be completely removed, including the concrete foundation.

When a section of depressed curb is not used for a driveway entrance because the driveway has been constructed at another location on the lot, the depressed curb shall be removed in its entirety and raised to full height by the construction of new curb.

The work shall be inspected throughout the course of construction by the Township Engineer or his representative. The Township Engineer shall be notified 10 days before any work is started.

Sidewalks shall be required on one side of a street in all residential subdivisions and may be required elsewhere where the Planning Board determines them necessary for safety reasons and to provide pedestrian connections between residential areas and neighborhood schools, houses of worship, activity areas, commercial areas, public and semi-public facilities and to connect with existing or proposed sidewalks.

Sidewalks shall be placed in the right-of-way, parallel to the existing center line of the street, unless otherwise directed by the Township Engineer. The edge of the sidewalk shall be located four feet from the face of the curb on a fifty-foot right-of-way with a thirty-foot cartway and five feet from the face of a curb on a sixty-foot right-of-way with a thirty-six-foot cartway.

Where sidewalks are required, they shall be located on the side of the street which is most suitable as related to pedestrian generation, existing sidewalks, adjoining development and probable future development as indicated in the Master Plan.

The Planning Board may permit exceptions to sidewalk placement to preserve topographical or natural features, or to provide visual interest, or where the applicant proves to the Board's satisfaction that an alternative pedestrian system provides safe and convenient circulation.

In multi-family and planned developments, sidewalks may be located away from the road system to link dwelling units with other dwelling units, the street and on-site activity centers such as parking and recreational areas. They may also be required to be parallel to the street for safety and other reasons. In multi-family developments, sidewalks shall be designed to connect dwelling units with each other and connect each dwelling unit with any common open space or facilities.

Pedestrian way easements (10 feet wide) may be required through the center of blocks more than 1,000 feet long to provide circulation or access to schools, playgrounds, shopping or other community facilities.

Pedestrian circulation shall be separated from vehicular circulation wherever possible, and, where applicable, shall be consistent with the Township's Master Plan for pathways, parks and open space.

Curbed pedestrian sidewalks, not less than six feet wide shall be provided along the length of any retail or office building wall which contains public entrance or exit ways. All other on-site pedestrian walks shall be at locations determined by the Planning Board. In no case, however, shall the required width be less than four feet or as otherwise indicated in this Ordinance. Curb cuts shall be provided at appropriate locations so that handicapped persons may gain access from parking areas onto the sidewalks. At least one main entrance to a building shall be ramped at ground level. In addition, the Planning Board or Zoning Board of Adjustment, at its discretion, may require the installation of pedestrian walkways within any required curbed islands. Said walk shall be at least five but not more than six inches higher than the abutting paved parking areas. All sidewalks shall comply with the requirements of the State of New Jersey Barrier Free Subcode.

A minimum sidewalk width of six feet is required where parked vehicles overhang or extend over the sidewalk.

Sidewalks shall be constructed true to the lines, grades and dimensions shown on the plans and Township details. Sidewalks shall be constructed to the following requirements and shall be approved by the Township Engineer:

Driveways shall not be located where visibility is limited due to horizontal and vertical curves, topography and other features. All driveways shall be located to afford maximum safety to traffic on the adjacent Township road.

If possible, subdivision and site plan proposals shall locate all driveways associated with proposed or existing lots.

Where two means of ingress and egress are provided for a lot, they shall be at least 150 feet apart at their closest point.

Residential driveways shall be constructed with a concrete driveway apron in accordance with Township standard details. There shall be a standing area in front of a garage a minimum of 25 feet in length with a grade not to exceed 5%. That portion of the driveway connecting the standing area of a garage and the concrete driveway apron shall be constructed with smooth transitional curves and shall not exceed a grade of 10%.

Residential one-way driveways shall be a minimum of 12 feet in width and multi-family dwelling two-way driveways shall be a minimum of 24 feet in width.

All driveways shall be hard surfaced on lots of less than 40,000 square feet; however, the Planning Board may grant relief to permit a gravel driveway for residential uses where the length is excessive, is in character with the surrounding area and will be paved a minimum of 20 feet from the cartway.

No residential driveway shall be located within 60 feet of the curb or pavement return of a street intersection.

No access driveway to a nonresidential use shall be located within 100 feet of the intersection of two public streets as measured from the center line of the driveway to the point of intersection of the two closest street lines.

Nonresidential access driveways are permitted only from arterial roads and major collector roads. No access is permitted from minor collector or local roads servicing residential neighborhoods.

Driveway access to a corner lot shall be located a minimum of 25 feet from the point of tangency of the existing or proposed curb radius of that site.

The clear distance between the center line of driveways on adjacent lots shall be 50 feet or more, measured at the right-of-way line.

Residential driveways shall be set back a minimum of five feet from the side and rear property lines.

Nonresidential and multi-family (including duplex) driveways shall be set back a minimum of 10 feet from the side and rear property lines.

Driveways shall not be located directly opposite a residence unless no other option is available.

No curb or driveway installation shall extend past a line projected from the adjoining property line at a right angle to the street center line.

For residential uses, driveway access shall favor lower order streets.

Any nonresidential exit driveway or driveway lane shall be so designated in profile and grading and shall be so located to permit the minimum sight distance designated in this Article.

The Township Engineer shall determine whether any drainage structures are needed where the driveway meets the road. For driveways which do not meet the required standards for grade, the Planning Board may require additional paving or drainage structures as may be needed to prevent such excess runoff and erosion as may constitute a safety hazard.

The developer shall install at his own expense traffic signs where required by the Township. Such signs shall conform to the Manual on Uniform Traffic Control Devices and shall be placed in accordance with Township standards.

Street name signs shall be four-way signs within and abutting the subdivision. Such signs shall be of a type approved by the Township, shall be placed in accordance with Township standards and shall be installed prior to the issuance of the first certificate of occupancy.

For nonresidential uses and multi-family developments there shall be at least one location for trash disposal and recyclable material situated either within a building or within the side or rear yard. Exterior trash and recyclable containers shall be fully screened with a gated enclosure constructed of board on board fence or a similar material. The distance between opposite boards shall not exceed two inches. The enclosure shall not exceed a six-foot height and shall be buffered from within the site and from any lot line or street line with landscaping.

Solid waste and recycling storage areas shall be set back a minimum of 10 feet from adjoining property lines and are prohibited within the front yard. For any development proposal of 50 or more single-family detached dwelling units, or 25 or more units of multi-family dwellings, and for any commercial or industrial development proposal for the utilization of 1,000 square feet or more of land, the location and number of recycling containers, and the collection and disposition of recyclables must be provided for and approved of by the Board with jurisdiction.

Adequate access shall be provided to all solid waste and recycling storage facilities. Such access shall accommodate the type of vehicle normally used for the collection of wastes. The area for recycling shall be large enough to accommodate the recyclables being collected by the municipality.

All parking areas and walkways thereto and appurtenant passageways, building entrances, loading areas and driveways required for nonresidential or multi-family uses shall be adequately illuminated.

The lighting plan shall show the proposed light intensity (including fixtures noted to remain) at ground level. Dimensioned manufacturer's lighting details and specifications including footcandle distributions shall be provided. In general, the lens of the light shall be flush with the fixture housing. Canopy lights associated with nonresidential uses shall have the light lens flush with the ceiling. All lights shall be concealed source nonglare lighting and shall be focused downward so that the direct source of light is not visible from adjoining streets or properties. No light shall shine into building windows nor onto streets and driveways so as to interfere with or distract driver vision. The lens shall be parallel to the ground. Movable fixture housings are prohibited.

Lighting shall be provided by fixtures with a mounting height not more than 20 feet or the height of the building, whichever is less, measured from the ground level to the center line of the light source.

The light intensity at ground level shall average 0.5 footcandles; however, variations are permitted depending upon the intensity of the use. The light intensity shall not exceed 0.3 footcandles along any property line and shall be so arranged and shielded to reflect the light away from adjoining streets or properties.

The style of any light or light standard shall be consistent with the architectural style of the principal building and, where appropriate, the architectural character of the surrounding area.

Freestanding lights within parking lots shall be protected to avoid being damaged by vehicles.

Freestanding lights at the perimeter of parking lots shall be aligned with the parking stall striping and located a minimum of 2 1/2 feet to the edge of curb. The exposed concrete light foundation shall not exceed two inches above grade or six inches above grade if located within a lawn area.

Freestanding lights or light fixtures attached to utility poles are prohibited within the road right-of-way with the exception of street lights.

Any other outdoor lighting such as building and sidewalk illumination, driveways with no adjacent parking, the lighting of signs and ornamental lighting, shall be shown on the lighting plan, in sufficient detail to allow a determination of effects upon adjacent properties, traffic safety and overhead sky glow.

The subdivider or developer shall arrange with the serving utility for the underground installation of utilities supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff on file with the State of New Jersey Board of Regulatory Commissioners. The subdivider shall also submit to the Planning Board prior to the granting of final approval a written instrument from each serving utility which shall evidence full compliance with the provisions of this section; provided, however, that lots in such subdivisions which abut existing streets involved may be supplied with electric and telephone services from such overhead lines or extensions thereof but the service connections from the utilities overhead lines shall be installed underground.

Said utilities may be required to be located along the real property lines with easements as provided in this Article. All utility installations shall be connected with a public utility system and shall be adequate for all present and probable future development of the subdivision.

All work in connection with the installation of underground utilities with the street right-of-way shall be completed sufficiently in advance of the construction of curbs, pavement, sidewalks and other surface installations to allow for complete settlement of compaction by approved methods of all trenches and other excavations. In no case shall any construction work be permitted over any excavation which in the opinion of the Township Engineer has not completely settled or been properly compacted.

Backfill operations shall be performed in accordance with the standard construction practices of the Township and the latest edition of the NJDOT Standard Specifications for Road and Bridge Construction.

All electric, telephone and cable television lines shall be installed underground in the street or other appropriate rights-of-way or easements.

In all zones, utility boxes and ground level mechanical equipment, such as air conditioning units, utility boxes and meters, shall be screened from view of adjoining property lines and street lines by landscaping walls and fencing.

Rooftop mechanical equipment on nonresidential uses shall be screened from public view by architecturally compatible materials.

Every principal use and every lot shall be properly connected with an approved functioning sanitary sewer system that is adequate to accommodate the reasonable needs of the use and lot prior to the issuance of a certificate of occupancy. The design and installation shall be adequate to handle all present and probable future development.

All proposals for new public sanitary sewer systems or extensions to existing public sewer systems within the designated sewer service area or the installation of "dry lines" or the use of individual subsurface disposal systems shall comply with the requirements of the Township of Branchburg Board of Health and applicable State statutes.

All uses in nonresidential zones and all multi-family housing shall be connected to the public sanitary sewer system.

Subdivisions served by public water shall provide for the installation of water mains, fire hydrants, appurtenances, and connections to each lot. Water mains shall be connected to an established water supply system that will adequately serve anticipated needs; or in lieu thereof, the subdivider shall establish a new water supply system of sufficient capacity and adequate storage facilities to serve anticipated needs. The domestic and fire demand shall be included in the total system demand.

Where public water is not available nor will be provided, underground storage tanks shall be installed to provide a source of water for fire fighting in accordance with the following minimum criteria:

The locations of all fire protection systems and appurtenances shall be approved by the Township Fire Official and Fire Chief having jurisdiction.

All multi-family developments shall be connected to a public water system. Fire hydrants, type and location, shall be approved by the Township Fire Official and included as part of any site plan or subdivision approval.

Time for installation. In all cases where a fire protection system is required, no construction permit shall be issued for a dwelling or structure upon any lot within the subdivision until, to the extent necessary to afford fire protection to such dwelling or structure, such system, including fire hydrants, is installed and its operability has been tested and approved by the Township Fire Official.

Fire protection during construction. Access to all structures under construction shall be provided for Fire Department vehicles at all times. In areas where ground surfaces are soft or likely to become soft, hard all-weather surface access roads shall be provided.

All infrastructure proposed to be dedicated to the Township shall be subject to the inspection and approval of the Township Engineer or his duly authorized representative who shall be notified in writing by the applicant at least 72 hours in advance of the time of each phase of construction.

No underground municipal improvements shall be covered until inspected and approved.

Landscaping shall be provided as part of the site plan and subdivision design. It shall be conceived in a total pattern throughout the site, integrating the various elements of the site design, preserving the particular identity of the site and creating a pleasing site character.

Landscaping may include plant materials such as trees, shrubs, ground cover, perennials, annuals and other materials such as rocks, water, sculpture, berms, art, walls, fences and paving materials.

Landscaping shall be provided in public areas, on recreation sites, and adjacent to buildings to screen parking areas, mitigate adverse impacts, and provide windbreaks for winter winds and summer cooling for buildings, streets and parking.

Plant and other landscaping material shall be selected that will best serve the intended function, and use landscaping materials appropriate for local soil conditions, water availability and environment.

The type and amount of landscaping shall be varied with the type of development and accent site entrances with special landscaping treatment.

The impact of any proposed landscaping plan at various time intervals shall be considered. Shrubs may grow and eventually block sight distances. Foundation plantings may block out building windows.

The design standards are minimum requirements. The Township may request additional development features exceeding these standards if conditions warrant.

In cases where natural features existing on-site duplicate the planting requirements of this section, the landscape requirements may be waived by the Planning Board or Zoning Board of Adjustment.

In addition to the major site plan or subdivision submission requirements, the landscape plan shall include the following information:

Plants and other landscaping materials shall be selected in terms of aesthetic and functional considerations: Aesthetic - create visual diversity and contrast through variation in size, shape, texture and color. Functional - selection of plants in terms of susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity, root pattern, maintenance requirements, etc. Accent site entrances and unique areas with special landscaping treatment.

All plant materials, planting practices and specifications shall be in accordance with the "American Standards for Nursery Stock" by the American Association of Nurserymen Standards.

Topsoil preservation. No topsoil shall be removed from the site or used as fill. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least six inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting. Additional topsoil shall be provided as directed by the Township Engineer. A soil erosion and sediment control plan shall be approved as part of the preliminary plat, in accordance with the provisions of this Ordinance.

Removal of debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in accordance with the law.

Protection of existing plantings. Maximum effort should be made to save fine specimens (because of size or relative rarity). No building material, construction equipment or temporary soil deposits shall be placed within four feet of shrubs or the drip line of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be shown on the drawing and installed around each plant and/or group of plants that are to remain on the site. Barriers shall not be supported by the plants they are protecting, but shall be self-supporting. They shall be a minimum of four feet high and constructed of a durable material that will last until construction is completed. Snow fences and silt fences are examples of acceptable barriers. Chain link fence may be required for tree protection if warranted by site conditions and relative rarity of the plant. The grade of the land located along the drip line shall not be raised or lowered more than six inches unless compensated by welling retaining walls; and in no event shall the welling or retaining walls be less than six feet from the trunk of a tree. Any clearing within the drip line or within six feet of the trunk of a remaining tree must be done by hand.

Slope plantings. Landscaping of the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes steeper than one foot vertically to three feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability and environment.

Additional landscaping. In residential developments, besides the screening and street trees required, additional plantings or landscaping elements shall be required throughout the subdivision where necessary for climate control, privacy, or for aesthetic reasons in accordance with a planting plan approved by the appropriate Board and taking into consideration cost constraints. In nonresidential developments, all areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs and trees as part of a site plan approved by the appropriate Board.

Planting specifications. Deciduous trees shall have at least a minimum circumference of nine inches measured six inches above the ground surface at time of installation. Size of evergreens and shrubs shall be allowed to vary depending on setting and type of shrub. Only nursery-grown plant materials shall be acceptable horticultural standards. Dead or dying plants shall be replaced during the following planting season and guaranteed by the landscape contractor for a period of one year.

Approaches to all multi-family dwelling structures, apartments, etc., and entrances shall be attractively shrubbed and planted. Wherever possible, existing topography and natural features such as wooded areas, ponds and lakes shall be preserved in their natural state.

Street trees shall be required for any subdivision, site plan or expansion of existing uses.

Location. Street trees shall be installed within dedicated tree planting easements.

The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easement or street lights.

Street tree type. Tree type may vary depending on the overall effect desired. Depending upon the length of the road, more than one variety of street tree should be provided to create biodiversity and reduce the problems associated with a monoculture planting. Trees shall be planted in groupings of similar varieties. Trees of similar form, height and character along a roadway shall be used to promote uniformity and allow for a smooth visual transition between species.

Tree selection shall be based upon on-site conditions and tree suitability for specific locations. The following Branchburg Township Shade/Street Tree List shall be used as a guide for the selection of street and lawn trees:

All trees shall have a minimum circumference of nine inches measured six inches from grade in accordance with standards established by the American Association of Nurserymen. Trees shall be nursery-grown, free of disease, substantially uniform in size and shape and have straight trunks.

Provisions shall be made by the applicant for regular watering and maintenance for two years until they are established. Dead or dying trees shall be replaced by the applicant during the planting season.

Trees shall be planted generally at the following intervals:

Walls and fences meeting the requirements of this Chapter may be erected where required for privacy, screening, separation, security or to serve other necessary and reasonable functions.

Design and materials shall be functional, they shall complement the character of the size and type of building, and they shall be suited to the nature of the project and the proposed site architecture.

No fence or wall shall be so constructed or installed so as to constitute a hazard to traffic and safety.

Fences up to four feet high shall be permitted in all front yards providing they are at least 50% open. Fences up to six feet in height shall be permitted in all side and rear yards.

Along roads with paved cartway widths in excess of 45 feet, fences less than 50% open and up to eight feet high are permitted along the property line abutting the paved road.

A dog run may have a maximum six-foot high fence provided such area is located in rear yard areas only and is set back from any lot line at least 100 feet.

A tennis court shall be located in the rear yard only. It may be surrounded by an open mesh fence not to exceed 15 feet. Said fence shall be set back from any lot line the distance required for accessory buildings in the applicable district.

Swimming pools shall be surrounded by a BOCA approved barrier not to exceed six feet.

The finished side of fences shall face adjacent properties.

No fence shall be erected of barbed wire, topped with metal spikes, nor constructed of any material or in any manner which may be dangerous to persons or animals, except that these provisions shall not apply to farms and except further that fences permitted for industrial uses may be topped by a barbed wire protective barrier up to a total height of seven feet.

Retaining walls.

Building design. The objective of the building design standards is to provide overall high quality and complementary design of buildings. The exterior appearances of buildings shall complement the character of existing development in the surrounding area.

Pedestrian circulation.

Purpose. The purpose of this subsection is to:

Applicability. The standards in this subsection shall be used in the design of structures and site layout for all development and redevelopment in the R/S-1, R/S-2, and PO zones. These standards shall be used by applicants in preparing development plans and by the Board in reviewing the same. In reviewing a development plan, the Board shall determine whether or not, and to what degree, an application for development meets such standards. The Board may approve, conditionally approve, modify, or deny an application for development based upon its review of the development plan.

Use of design standards. These standards identify the minimum standards for the design of development in the R/S-1, R/S-2, and PO zones. While waiver of strict application of these standards may be appropriate to achieve design objectives, each application for development shall incorporate these guidelines to the fullest extent possible.

Relationship to zoning regulations. The approval process shall be guided by the zoning regulations in determining permitted uses and these standards for building and site design. The zoning regulations list specific area, yard and bulk development requirements, while these standards set the minimum criteria for quality development.

Site layout and building orientation.

Compatibility with residential zones.

Building placement.

Site layout and building orientation at street intersections. Major intersections of commercial activity need special attention so that all four corners are linked and function as a whole, and so that a unique sense of place and "arrival" is maintained or created. A development located at the intersections of two arterial streets shall comply with the following site layout and building orientation standards:

Orientation of entry facades. Entry facades shall orient towards the primary street or the active pedestrian zone within the site to create an inviting image, and a clear front and street edge definition.

Multiple-building developments/pad sites.

Relationship to surrounding development; operational compatibility.

Pedestrian amenities and hardscape.

Vehicular circulation and parking.

Loading areas and utility equipment.

Signs.

Landscape and grading.

Illumination.

Building design.

Landscaping and screening.

Arrival/departure areas.

Open space.

Pedestrian circulation.

Building design.

Vehicular circulation.

Pedestrian and bicycle circulation.

Open space and landscape design requirements.

Licensed day care centers with outdoor playgrounds adjacent to head-on parking spaces or lanes of moving traffic shall be required to segregate the playground from vehicles with vehicular barriers.

When vehicular barriers are required in accordance with this section, the style and materials of the barrier shall meet the following conditions:

Every application to a Board for approval of a subdivision or site plan that proposes the removal of any tree with a DBH of six inches or greater shall include a Tree Removal and Tree Replacement Plan for approval by the Board, in accordance with this section.

The following information shall be provided on the Tree Removal and Tree Replacement Plan:

Design requirements.

Every tree with a DBH of six inches or greater that is approved by the Board to be removed shall be replaced with the corresponding number and size of trees identified in Table 1, Tree Replacement Table, as shown below. Replacement trees shall be of the same general type as is being replaced, subject to Board approval.

Exceptions. The following are exceptions to the requirements to replace trees:

Location of tree replacement. The location of and number of replacement trees shall be approved by the Board and comply with at least one of the following criteria:

Tree planting projects on public lands.

Street tree plantings.

Re-forestation projects including under canopy and shrub species.

Deer fencing and deer protection fencing for such tree planting projects.

The removal of invasive and nonindigenous species on public lands.

No material or temporary soil deposits shall be placed within six feet of any existing tree trunk.

Except while engaged in tree removal, no mechanical equipment weighing in excess of two tons, including but not limited to bulldozers, earth movers, or other heavy construction equipment, shall be operated within six feet of any tree protected by this Article and no such equipment shall be operated at any time in such a manner as to break, tear, bruise, decorticate or otherwise injure any living or dormant tree.

No tree that was planted or preserved as part of any landscape plan or in accordance with any street tree requirements approved in conjunction with a subdivision or site plan shall be removed without approval of the Board.