All development applications must include a plan noting existing site conditions, including streams, topography, ponds, rock formations, hedgerows, woodland areas, unique vegetation and similar features, existing buildings and structures, historic site structures, treelined roads, vistas and other elements of the built environment. This requirement may be waived for minor applications.

Building placement and lot layout shall be designed in consideration of the site's topography, existing vegetation and other important features as follows:

Development shall be located to protect scenic viewsheds, preserve farmland, provide a setting for historic sites and districts, protect scenic, cultural, archaeological and architectural features, create a buffer between land uses and provide public and private open space and recreation opportunities.

Conservation easements shall be provided for all critical areas located outside of building envelopes. All major subdivision plats and site plans shall contain a reference to any required conservation easements. Conservation easement dedication and monumentation shall be as directed by the Board and the Township Engineer.

Natural features (i.e., hedgerows, stonerows, etc.) shall be integrated into subdivision plans and site plans where possible.

Where possible, structures shall be located adjacent to existing tree lines and wooded field edges, not in open fields.

When a tract contains historic sites as noted on Map X-1 of the Cranbury Township Master Plan, the structure shall be retained and the setting of these historic sites shall be maintained by preserving the area surrounding the structure as required by the Chapter 93, Historic Preservation.

Site design.

Preservation areas.

Roads.

Sidewalks.

Pathways.

Driveways.

Garages.

Development pattern. Development of these properties shall be concentrated in areas adjacent to existing development to preserve important scenic views and open space areas and to integrate new development with existing neighborhoods. The development shall be a traditional grid street pattern, with smaller lots and pedestrian linkages characteristic of Cranbury Village.

Site design.

Preservation areas.

Roads.

Sidewalks.

Pathways.

Driveways.

Garages.

Building design.

Streetscape design standards.

Parking.

Building design. The objectives of the building design standards are to provide overall high quality building with special emphasis on methods that reduce the visual impact of large buildings, such as warehouses. The exterior appearances of buildings shall complement the character of existing development in the surrounding area and within the industrial park.

Pedestrian circulation.

Landscaping.

Freestanding signs.

Billboards.

Design setbacks. The following additional requirements shall apply for design purposes.

Pedestrian circulation. Sidewalks pursuant to § 150-46 shall not be required along Route 130 in the HC Highway Commercial Zone. However, they shall be required along other public streets. In addition, the following pedestrian pathways and walkways are required.

Parking.

Building design.

Design setbacks. The following additional requirements shall apply for design purposes.

Circulation.

Parking.

Tree preservation. To foster tree preservation in properties bordering the Millstone River, a portion of the retail parking supply may be set aside as a future parking reserve. Therefore, an applicant may be permitted to set aside a treed area to provide an additional parking supply equal to one space per 1,000 square feet of development (equivalent to 20% of the original 5/1,000 square feet of retail parking requirement), to be "banked." Such an area may be reserved for future conversion to parking spaces if the Township decides that the original parking lot does not provide sufficient spaces to meet peak-hour demands. If and when the treed areas are improved as parking areas, the Planning or Zoning Board may permit them to be maintained as secondary, overflow parking areas with porous paving if their frequency of use is light.

Building design.

Circulation.

Parking.

Building design.

Circulation.

Parking. A five-percent reduction in required retail parking ratios (equivalent to 0.25 per 1,000 square feet) is permitted for developments that provide vehicular connections between parking lots of adjacent parcels, so as to create a service road. The vehicular connections do not have to be located adjacent to the primary street frontage, but may be set farther back within the property as site planning requires. In addition to reduction to developments that occur after others, the reduction may be awarded to a first development if it provides a stubbed connection from its parking lot aisles to adjacent parcels that are likely to develop in the future.

Building design.

Except in the Village Commercial Zone, in all nonresidential zones, at the time any building or structure is erected, enlarged or increased in capacity, there shall be provided off-street parking for automotive, bicycle and other vehicles and off-street loading facilities in accordance with the requirements set forth herein as well as the parking space requirements for the handicapped contained in P.L. 1975, c. 221.[1] In the Village Commercial Zone, no additional off-street parking or loading berths shall be required for any change of use, or for any expanded or new nonresidential use, except that the existing on-site parking spaces or loading berths shall not be removed, or converted for any other purpose without site plan approval and/or the grant of variances associated therewith. All required parking and loading facilities shall be paved in accordance with Township standards and shall be bonded prior to the issuance of a certificate of occupancy. The construction, alteration or enlargement of any public or private parking or loading area or of access to such area shall require site plan approval by the Board.

The following minimum number of parking spaces shall be provided for the uses specified per gross floor area unless otherwise indicated:

Parking areas for nonresidential uses shall be clearly delineated and separated from loading areas and shall not be permitted within 25 feet from any property line or 10 feet from any building.

Parking spaces or loading berths for nonresidential uses shall not be located on streets, access aisles or driveways. No areas specifically intended for parking or loading use shall be located between the front building line and the street line unless otherwise specified in other sections of this chapter.

All required parking spaces shall be on the same lot or tract of land as the building or use to which they are accessory, unless the Board, as part of the site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on contiguous lots. The total number of spaces in such collective off-street parking facilities shall be not less than the sum of the spaces required for the individual uses, computed separately. Such approval shall be granted only subject to the submission of appropriate deed restrictions, acceptable to the Board Attorney, guaranteeing the availability of such facilities throughout the life of the buildings or uses to which they are proposed to be accessory.

Any area used regularly for loading shall be designed to prevent hindering the free movement of vehicles and pedestrians on any street, alley, sidewalk and parking area. Loading areas shall be located in rear yards, centralized courtyards, or side yard areas and must be screened from public view.

Each required loading berth shall be provided with an unobstructed access drive having a width of not less than 15 feet. Such access may be combined with access to a parking lot and shall not be located within 50 feet of any street intersection.

All required loading areas shall be on the same lot as the use to which they are accessory and shall be arranged so as to permit simultaneous use of all berths without blocking or otherwise interfering with driveways, parking areas, fire lanes or sidewalks.

Where it can be demonstrated, at the time of Board review, that the parking or loading area requirements of this article are in excess of actual needs, the Board may permit a portion of the proposed parking or loading areas to be appropriately graded and landscaped, but left unpaved. If following construction, the experience with the actual operation of the proposed use shall show the need for additional off-street parking or loading, the Board may require such unpaved designated space to be paved.

Off-street parking and loading areas in nonresidential zones in excess of the minimum required may be provided only with the approval of the Board. The Board shall grant such approval only where it determines that such additional facilities are needed for the actual operation of a proposed use.

Car parking space standards. All required car parking spaces shall be laid out and located in accordance with the following standards set forth below.

Parking area layout.

Bicycle or moped parking facilities.

Loading areas.

Minimum construction standards for parking lots. Parking lot areas shall be constructed with a six-inch-compacted-depth stone subbase using NJDOT soil aggregate Type I-5, quarry process stone; four-inch-compacted-depth bituminous stabilized base course using NJDOT Mix I-2; and two-inch-compacted-depth bituminous concrete using Type FABC-1 surface course, NJDOT Mix I-5. At the direction of the Township Engineer, subgrade material shall be removed and replaced with suitable material. For parking areas of 10 or fewer spaces, the Planning Board may approve construction specifications that differ from the above standard where the use and location warrant change. Where applicable and conducive existing site conditions are present, parking lot areas may also be constructed with pervious paving systems, as detailed in the New Jersey Stormwater Best Management Practices Manual, to reduce nonpoint source pollution, reduce stormwater runoff, and promote infiltration and groundwater recharge. The minimum thickness of asphalt shall be six inches.

All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress from the site and to minimize conflict with the off-site flow of traffic.

Any exit driveway or driveway lane shall be located and designed, in profile and grading, so as to provide the following minimum sight distance:

A change in the speed regulations shall not affect a building or use for which a construction or land use permit has been issued. No driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of any corner lot.

A driveway shall not be located within five feet of any side property line unless there is a common driveway as approved by the Board, or meets the following exception: On lots with single-family detached housing and lot widths of 120 feet or less, the distance to the lot line may be reduced to two feet. If one or both lots contain existing houses, or have houses under construction, the reduction shall only be permitted with the Township Engineer's approval to ensure that adequate provision for stormwater drainage and other utilities has been provided.

No entrance or exit driveway shall be located on or within 50 feet of the point of beginning of any circle, ramp or interchange.

Any development fronting on any arterial street shall be provided with a single access to the arterial street, where practicable. Where access is provided by more than one driveway from the same street, the driveways shall be located at least 200 feet apart.

Left turns and right turns onto street.

Width. Driveways shall be designed to the following standards, unless stated otherwise in § 150-41 of this chapter:

Access to any parking area with a capacity of 100 or more spaces shall be provided with acceleration and/or deceleration lanes in accordance with design criteria established by the latest edition of the American Association of State Highway and Transportation Officials' "A Policy on Geometric Design of Highways and Streets".

No access drive, driveway or other means of ingress and egress located in any residential zone shall provide access to uses that are prohibited in such zone.

Bicycle access drives shall be not less than four feet wide if used one-way and eight feet wide if used for two-way operation. Bicycle access to a lot shall not be combined with pedestrian access. Bicycle access driveways shall be free of hazards to the cyclists such as parallel bar drainage grates, insufficient sight clearance at points of intersection, or insufficient lateral or vertical clearance or radii of curvature.

Where applicable and conducive existing site conditions are present, driveways may be constructed with pervious paving systems, as detailed in the New Jersey Stormwater Best Management Practices Manual, to reduce nonpoint source pollution, reduce stormwater runoff, and promote infiltration and groundwater recharge. The minimum thickness of pervious asphalt shall be four inches.

The arrangements of arterial and collector streets shall be such as to provide for the extension of existing arterials and collectors.

In any major subdivision, the Board shall classify proposed streets according to their types. The Board, in making its decisions, shall refer to the Master Plan and/or shall consider conditions within the subdivision and surrounding area. The right-of-way shall be measured from lot line to lot line and shall not be less than the following, except as specifically stated in § 150-41:

Bikeways shall be included as part of the pathway system indicated on the Master Plan or Official Map. Where the bicycle lane is part of a roadway system, the bicycle lane shall be four feet in each direction and shall be appropriately designated with a combination of signing and road markings in accordance with the United States Department of Transportation's "Manual of Uniform Traffic Control Devices."

The Board may deem any extension of a temporary cul-de-sac street to be a local street for the purposes of classification.

The widths of internal streets (not driveways) in a multifamily, business or industrial development, designed in accordance with a comprehensive site plan, shall be determined by the Board in each case in the light of the particular circumstances and with a view to assuring the maximum safety and convenience of access for traffic and emergency equipment, circulation and parking, including provisions for loading and unloading of goods. The minimum pavement width shall be 26 feet in width for two-way traffic and no on-street parking.

Internal streets in multifamily, business or industrial development shall not be located in building setback areas.

There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been dedicated to the Township under conditions approved by the Board.

When a subdivision abuts on existing streets, the street shall be widened, if necessary, and improved to conform to the standards set forth in this chapter.

All street grades shall have a grade of at least 1/2% and not more than 6%. The maximum grade within 50 feet of an intersection shall not exceed 5%.

There shall be a minimum center-line offset of at least 200 feet between two intersecting streets that are not directly opposite each other.

A tangent at least 100 feet long shall be introduced between reverse curves on arterial collector streets.

When connecting street lines deflect from each other at any 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 500 feet for arterials and major collector streets measured along the center line. When connecting street lines deflect from each other at any point by more than 45°, they shall be connected by a curve with a radius of not less than 500 feet measured along the center line.

All changes in grade shall be connected by vertical curves and all changes in alignment shall be connected by horizontal curves of sufficient length to provide a smooth transition and proper site distance and drainage as determined by the latest edition of the American Association of State Highway and Transportation Officials' "A Policy on Geometric Design of Highways and Streets."

The maximum length of a local cul-de-sac shall be determined by a maximum of 250 average daily vehicle trips generated by properties accessed by the cul-de-sac. The maximum length of a collector cul-de-sac shall be determined by a maximum of 500 average daily vehicle trips generated by properties accessed by the cul-de-sac.

Each cul-de-sac shall provide a right-hand tangent turnaround at the end with a minimum radius of 50 feet to the outside edge of the cartway or curbline and 60 feet to the outside edge of the right-of-way and shall be tangent preferably to the right side of the street. Landscaped islands surrounded by a thirty-foot-wide cartway are required in the center of cul-de-sac turnarounds. The landscaped islands shall be flush to the roadway to allow discharge of stormwater runoff from surrounding impervious areas.

If possible, the street system of any new development shall be integrated with the existing network of streets.

Street names for new streets shall be obtained from the Cranbury Historical and Preservation Society. No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets in the Township or its vicinity. The continuation of an existing street shall have the same name. The Board shall reserve the right to approve or name streets within a proposed subdivision. All house identification numbers shall be seen clearly from the street at all times of the day.

Minimum roadway construction.

The intersections of two streets 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 curbline with a curve having a radius of not less than 35 feet. On major and minor arterials and major collectors, the curb radius shall be not less than 50 feet.

Any collector street shall approach the intersection with another collector street or an arterial street along a straight line course within 100 feet of the intersection.

Sight triangles.

Unless necessary to provide access to a lot in separate ownership existing before the effective date of this chapter, no driveway access to property or additional street intersection shall be permitted within acceleration or deceleration lanes or within any required sight triangles.

In accordance with the Master Plan, the Board may require street widening or other street improvements on arterials and major collectors. Acceleration and deceleration lanes shall be required to assure safe ingress and egress in accordance with the following standards:

The concrete to be used for curb shall be Class B air-entrained concrete of 4,500 pounds per square inch as specified in the New Jersey Department of Transportation Standard Specifications.

Asphalt felt expansion joints shall be provided at intervals of 20 feet.

Openings for driveway access shall be of such width as shall be determined by the Board. The curb at such driveway openings shall be depressed to the extent that 1 1/2 inches shall extend above the finished pavement.

Concrete curbs for local streets shall be eight inches wide at their base and not less than six inches wide at their top. Their height shall not be less than 18 inches, and they shall be so constructed as to show a vertical face above the roadway pavement of six inches.

Concrete curbs for Township collector and arterial streets shall be 10 inches wide at their base and not less than eight inches wide at their top. Their height shall not be less than 20 inches, and they shall be so constructed as to show a vertical face above the roadway pavement of six inches.

The rear top corner of all curbs shall have a radius of 1/4 inch, and the front top corner shall have a radius of 1 1/2 inches.

Streets, parking areas, intersections, points where various types of circulation systems merge, intersect or split, stairways, sidewalks, pedestrian pathways, sloping or rising paths and building entrances and exits require illumination.

Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles. The height of such lights shall not exceed 25 feet in nonresidential areas and 18 feet in residential areas. Where appropriate, pathways, sidewalks and trails shall be lighted with bollard lights.

The style of the light and light standard shall be compatible with the architectural style of the principal building.

All lights shall be shielded so as to restrict the maximum apex angle of the cone of illumination to 150° or to such lesser angle as shall be required to shield the lights from the view of any adjacent residential properties. Spotlight-type fixtures attached to buildings are prohibited.

When lights are provided, the intensity shall comply with the following standards:

Service area lighting shall be contained within the service yard's boundaries and enclosure walls. No light spillover shall occur outside the service area.

For all residential zones, lighting shall only be provided where site specific safety conditions warrant. Where streetlighting is provided, its location shall be subject to the review of the Board.

All lights shall direct light downward and the light source shall not be visible beyond the property boundary.

Concrete foundation bases shall not exceed six inches above the surrounding grade.

Existing mature trees, hedgerows, tree lines, stone rows, woodlands, and existing vegetation shall be preserved and included as a design element in the landscaping plan for all development. Building placement shall preserve existing vegetation and the character of the site. Existing vegetated areas and natural resources of great importance and significant value (i.e., riparian corridors, floodplains, wellhead recharge areas, old-growth woodlands, etc.) shall be preserved within conservation easements and/or deed restrictions.

A minimum of 10 trees shall be planted for each acre of the tract not occupied by buildings or impervious coverage. The Board may waive or reduce this requirement when this standard is generally met by existing tree growth or the open space is proposed for agricultural purposes.

At planting, shade trees shall have a minimum caliper of three inches and evergreen trees shall be at least five feet high. Shrubs shall be at least two feet in height or breadth at planting. All trees shall be balled and burlaped.

Trees with calipers over eight inches in diameter shall be preserved, whenever possible. Grading, filling or impervious coverage must not intrude on the "drip line" of trees which are to be preserved.

Existing trees or landscaping located within 20 feet of any street or lot line or zone boundary shall be maintained unless shown to be removed as part of an approved site plan. The existing grade within that space shall not be disturbed without such approval.

Landscaping shall be provided in public areas, recreation sites and adjacent to buildings.

The landscaping plain shall provide for a variety and mixture of plant materials, taking into consideration their susceptibility to disease; colors by season; textures; shapes; blossoms; and foliage. Native species, as illustrated in the attached list, and not manicured turf shall be included in the design for the revegetation of a developed site.

The choice of landscaping shall be appropriate to local soil conditions and availability of water.

Low-maintenance, dense, ground cover and flat ground slope shall be used to prevent erosion and to provide a vegetative filter, in accordance with the standards of the New Jersey Stormwater Best Management Practices Manual.

The impact of any proposed landscaping plan at various time intervals shall be considered. Shrubs may grow and eventually block sight distances and foundation plants may block buildings.

It is preferable to have fewer larger specimens than more smaller ones.

All landscaping shall be consistent with the natural surroundings and shall be properly maintained throughout the life of any use on said lot.

(Reserved)[1]

Irrigation systems for landscaped and lawn areas shall be designed in zones with timer controls to minimize water usage. Irrigation systems shall be provided with a precipitation detection timer bypass.

Sheet plastic and other impervious materials shall not be used in any landscape area. Weed retardant mulch, porous non-woven synthetic landscape fabric or other materials shall be used.

The Planning Board may require that the applicant submit prospective views of landscape treatment, for different time intervals, particularly in critical areas such as loading and unloading areas, to determine their effectiveness in buffering and shielding these areas.

Ornamental trees: Those trees set forth in the list on file with the Township Clerk’s office known as Exhibit A to § 150-56 which are incorporated by reference herein.

Shrubs: Those shrubs set forth in the list on file with the Township Clerk’s office known as Exhibit B to § 150-56 which are incorporated by reference herein.

Plantings in wooded settings: Those plantings set forth in the list on file with the Township Clerk’s office known as Exhibit C to § 150-56 which are incorporated by reference herein.

Plantings in and around detention basins: Those plantings set forth in the list on file with the Township Clerk’s office known as Exhibit D to § 150-56 which are incorporated by reference herein.

Plantings in large open areas: Those plantings set forth on the list on file with the Township Clerk’s office known as Exhibit E to § 150-56 which are incorporated by reference herein.

Recommended trees: Those trees set forth on the list on file with the Township Clerk’s office known as Exhibit F to § 150-56 which are incorporated by reference herein.

Planting. Shade trees shall be planted along all public rights-of-way and shall be spaced as follows. Trees on opposite sides of the street shall be staggered:

Each tree shall have a minimum caliper of three inches.

Street trees shall not be closer than 15 feet to any existing or proposed streetlight or street intersection.

All trees shall be nursery-grown stock and shall have a root ball wrapped in burlap, with a replacement guaranty by the developer of two years.

Purpose. Landscaping is required in nonresidential areas where the proper placement of trees and shrubs can soften the appearance of large buildings and reinforce the berms that screen parking lots, buildings and structures, loading areas, utility and telecommunications equipment and storage areas.

In addition to the general standards established in §§ 150-56C and 150-57, all nonresidential uses shall meet the following requirements:

All buffers and screens shall be shown on the landscape plan.

Visual screens provided through landscaping shall be designed in such a manner as to provide a solid barrier on a year-round basis around the view of the area to be screened.

Existing vegetation within the buffer shall be preserved, where possible, and supplemented with plantings and other buffer devices to provide complete screening of residences.

Buffer dimensions shall be measured from property lines and street right-of-way.

Within any buffer area, utilities and streets may be permitted to cross at right angles to the buffer.

No buildings, structures, storage of materials or parking shall be permitted within the buffer area.

All plantings shall be installed according to accepted horticultural standards.

Plant clusters. Plant clusters used as part of a buffer or screen must be designed as follows:

Berms. Berms used as part of a buffer or screen shall be designed as follows:

Reverse frontage buffers shall be required where residential units and/or lots back onto any street.

The buffer shall be situated adjacent to the right-of-way line.

The buffer shall be not less than 25 feet in width. For lots backing up on arterial streets or highways, the buffer shall not be less than 50 feet.

The buffer area shall be used for no purpose other than landscaping, underground utilities or for any required sidewalk.

Sidewalks, if required, shall be designed in a meandering pattern to preserve existing trees. Such sidewalks shall not exceed a maximum pitch of one inch to 12 inches (vertical rise or change in grade to horizontal run or distance).

Street trees shall be planted as required in § 150-56F.

Policy statement. Flood control, groundwater recharge, and pollutant reduction shall be achieved through the use of stormwater management measures, including green infrastructure best management practices (GI BMPs) and nonstructural stormwater management strategies. GI BMPs and low-impact development (LID) should be utilized to meet the goal of maintaining natural hydrology to reduce stormwater runoff volume, reduce erosion, encourage infiltration and groundwater recharge, and reduce pollution. GI BMPs and LID should be developed based upon physical site conditions and the origin, nature and the anticipated quantity, or amount, of potential pollutants. Multiple stormwater management BMPs may be necessary to achieve the established performance standards for water quality, quantity, and groundwater recharge.

Purpose. The purpose of this section is to establish minimum stormwater management requirements and controls for "major development," as defined below in Subsection B.

Applicability.

Compatibility with other permit and ordinance requirements.

Stormwater management measures for major development shall be designed to provide erosion control, groundwater recharge, stormwater runoff quantity control, and stormwater runoff quality treatment as follows:

The standards in this section apply only to new major development and are intended to minimize the impact of stormwater runoff on water quality and water quantity in receiving water bodies and maintain groundwater recharge. The standards do not apply to new major development to the extent that alternative design and performance standards are applicable under a regional stormwater management plan or water quality management plan adopted in accordance with Department rules.

The development shall incorporate a maintenance plan for the stormwater management measures incorporated into the design of a major development in accordance with Subsection J.

Stormwater management measures shall avoid adverse impacts of concentrated flow on habitat for threatened and endangered species as documented in the Department's landscape project or Natural Heritage Database established under N.J.S.A. 13:1B-15.147 through 13:1B-15.150, particularly Helonias bullata (swamp pink) and/or Clemmys muhlnebergi (bog turtle).

The following linear development projects are exempt from the groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of Subsection D(17), (18) and (19):

A waiver from strict compliance with the green infrastructure, groundwater recharge, stormwater runoff quality, and stormwater runoff quantity requirements of Subsection D(16), (17), (18) and (19) may be obtained for the enlargement of an existing public roadway or railroad; or the construction or enlargement of a public pedestrian access, provided that the following conditions are met:

Nonstructural stormwater management strategies.

Tables 1 through 3 below summarize the ability of stormwater best management practices identified and described in the New Jersey Stormwater Best Management Practices Manual to satisfy the green infrastructure, groundwater recharge, stormwater runoff quality and stormwater runoff quantity standards specified in Subsection D(16), (17), (18) and (19). When designed in accordance with the most current version of the New Jersey Stormwater Best Management Practices Manual, the stormwater management measures found at N.J.A.C. 7:8-5.2(f) Tables 5-1, 5-2 and 5-3 and listed below in Tables 1, 2 and 3 are presumed to be capable of providing stormwater controls for the design and performance standards as outlined in the tables below. Upon amendments of the New Jersey Stormwater Best Management Practices Manual to reflect additions or deletions of BMPs meeting these standards, or changes in the presumed performance of BMPs designed in accordance with the New Jersey Stormwater BMP Manual, the Department shall publish in the New Jersey Registers a notice of administrative change revising the applicable table. The most current version of the BMP Manual can be found on the Department's website at https://dep.nj.gov/stormwater/bmp-manual/, or a website link as may be revised by the Department.

Where the BMP tables in the New Jersey stormwater management rule are different due to updates or amendments with the tables in this section, the BMP Tables in the stormwater management rule at N.J.A.C. 7:8-5.2(f) shall take precedence.

An alternative stormwater management measure, alternative removal rate, and/or alternative method to calculate the removal rate may be used if the design engineer demonstrates the capability of the proposed alternative stormwater management measure and/or the validity of the alternative rate or method to the municipality. A copy of any approved alternative stormwater management measure, alternative removal rate, and/or alternative method to calculate the removal rate shall be provided to the Department in accordance with Subsection F(2). Alternative stormwater management measures may be used to satisfy the requirements at Subsection D(16) only if the measures meet the definition of green infrastructure at Subsection B. Alternative stormwater management measures that function in a similar manner to a BMP listed at Subsection D(16)(b) are subject to the contributory drainage area limitation specified at Subsection D(16)(b) for that similarly functioning BMP. Alternative stormwater management measures approved in accordance with this subsection that do not function in a similar manner to any BMP listed at Subsection D(16)(b) shall have a contributory drainage area less than or equal to 2.5 acres, except for alternative stormwater management measures that function similarly to cisterns, grass swales, green roofs, standard constructed wetlands, vegetative filter strips, and wet ponds, which are not subject to a contributory drainage area limitation. Alternative measures that function similarly to standard constructed wetlands or wet ponds shall not be used for compliance with the stormwater runoff quality standard unless a variance in accordance with N.J.A.C. 7:8-4.6 or a waiver from strict compliance in accordance with Subsection D(4) is granted from Subsection D(16).

Whenever the stormwater management design includes one or more BMPs that will infiltrate stormwater into subsoil, the design engineer shall assess the hydraulic impact on the groundwater table and design the site so as to avoid adverse hydraulic impacts. Potential adverse hydraulic impacts include, but are not limited to, exacerbating a naturally or seasonally high-water table, so as to cause surficial ponding, flooding of basements, or interference with the proper operation of subsurface sewage disposal systems or other subsurface structures within the zone of influence of the groundwater mound, or interference with the proper functioning of the stormwater management measure itself.

Design standards for stormwater management measures are as follows:

Manufactured treatment devices may be used to meet the requirements of this subsection, provided the pollutant removal rates are verified by the New Jersey Corporation for Advanced Technology and certified by the Department. Manufactured treatment devices that do not meet the definition of green infrastructure at Subsection B may be used only under the circumstances described at Subsection D(16)(d).

Any application for a new agricultural development that meets the definition of major development at Subsection B shall be submitted to the Soil Conservation District for review and approval in accordance with the requirements at Subsection D(16), (17), (18) and (19) and any applicable Soil Conservation District guidelines for stormwater runoff quantity and erosion control. For purposes of this subsection, "agricultural development" means land uses normally associated with the production of food, fiber, and livestock for sale. Such uses do not include the development of land for the processing or sale of food and the manufacture of agriculturally related products.

If there is more than one drainage area, the groundwater recharge stormwater runoff quality, and stormwater runoff quantity standards at Subsection D(17), (18) and (19) shall be met in each drainage area, unless the runoff from the drainage areas converge on-site and no adverse environmental impact would occur as a result of compliance with any one or more of the individual standards being determined utilizing a weighted average of the results achieved for that individual standard across the affected drainage areas.

Any stormwater management measure authorized under the municipal stormwater management plan or ordinance shall be reflected in a deed notice recorded in the office of the Middlesex County Clerk.

A form of deed notice shall be submitted to the municipality for approval prior to filing. The deed notice shall contain a description of the stormwater management measure(s) used to meet the green infrastructure, groundwater recharge, stormwater runoff quality, and stormwater runoff quantity standards at Subsection D(16), (17), (18) and (19) and shall identify the location of the stormwater management measure(s) in NAD 1983 State Plane New Jersey FIPS 2,900 U.S. feet or latitude and longitude in decimal degrees. The deed notice shall also reference the maintenance plan required to be recorded upon the deed pursuant to Subsection J(2)(e). Prior to the commencement of construction, proof that the above-required deed notice has been filed shall be submitted to the municipality. Proof that the required information has been recorded on the deed shall be in the form of either a copy of the complete recorded document or a receipt from the Clerk or other proof of recordation provided by the recording office. However, if the initial proof provided to the municipality is not a copy of the complete recorded document, a copy of the complete recorded document shall be provided to the municipality within 180 calendar days of the authorization granted by the municipality.

A stormwater management measure approved under the municipal stormwater management plan or ordinance may be altered or replaced with the approval of the municipality, if the municipality determines that the proposed alteration or replacement meets the design and performance standards pursuant to Subsection D of this section and provides the same level of stormwater management as the previously approved stormwater management measure that is being altered or replaced. If an alteration or replacement is approved, a revised deed notice shall be submitted to the municipality for approval and subsequently recorded with the office of the Middlesex County Clerk and shall contain a description and location of the stormwater management measure, as well as reference to the maintenance plan, in accordance with Subsection D(14) above. Prior to the commencement of construction, proof that the above-required deed notice has been filed shall be submitted to the municipality in accordance with Subsection D(14) above.

Green infrastructure standards.

Groundwater recharge standards. This subsection contains the minimum design and performance standards for groundwater recharge as follows:

Stormwater runoff quality standards.

Stormwater runoff quantity standards.

Stormwater runoff shall be calculated in accordance with the following:

Groundwater recharge may be calculated in accordance with the following:

The precipitation depths of the current two-, ten-, and 100-year storm events shall be determined by multiplying the values determined in accordance with Subsection E(3)(a) and (b) below:

The applicant shall utilize Table 6: Future Precipitation Change Factors below, which sets forth the change factors to be used in determining the projected two-, ten-, and 100- year storm events for use in this chapter, in accordance with the county adjustment factors for Middlesex County, found at N.J.A.C. 7:8-5.7(d), Table 5-6. The precipitation depth of the projected two-, ten-, and 100-year storm events of a site shall be determined by multiplying the precipitation depth of the two-, ten-, and 100-year storm events determined from the National Weather Service’s Atlas 14 Point Precipitation Frequency Estimates pursuant to 3(a) above, by the change factor in the table below. Where the major development and/or its drainage area lies in more than one county, the precipitation values shall be adjusted according to the percentage of the drainage area in each county. Alternately, separate rainfall totals can be developed for each county using the values in Table 5-6 at N.J.A.C. 7:8-5.7(d).

Technical guidance for stormwater management measures can be found in the documents listed below, which are available to download from the Department's website at https://dep.nj.gov/stormwater/bmpmanual/, or a website link as may be revised by the Department.

Submissions required for review by the Department should be mailed to the Division of Watershed Protection and Restoration, New Jersey Department of Environmental Protection, Mail Code 501-02A, PO Box 420, Trenton, New Jersey 08625-0420.

Site design features identified under Section D(7) above, or alternative designs in accordance with Section D(8) above, to prevent discharge of trash and debris from drainage systems shall comply with the following standard to control passage of solid and floatable materials through storm drain inlets. For purposes of this subsection, "solid and floatable materials" means sediment, debris, trash, and other floating, suspended, or settleable solids. For exemptions to this standard see Subsection G(1)(b) below.

This section sets forth requirements to protect public safety through the proper design and operation of stormwater management BMPs. This section applies to any new stormwater management BMP.

The provisions of this section are not intended to preempt more stringent municipal or county safety requirements for new or existing stormwater management BMPs. Municipal and county stormwater management plans and ordinances may, pursuant to their authority, require existing stormwater management BMPs to be retrofitted to meet one or more of the safety standards in Subsection H(3)(a), (b), and (c) for trash racks, overflow grates, and escape provisions at outlet structures.

Requirements for trash racks, overflow grates and escape provisions.

Variance of exemption from safety standard. A variance or exemption from the safety standards for stormwater management BMPs may be granted only upon a written finding by the municipality that the variance or exemption will not constitute a threat to public safety.

Safety Ledge Illustration.

Submission of site development stormwater plan.

Site development stormwater plan approval. The applicant's site development project shall be reviewed as a part of the review process by the municipal board or official from which municipal approval is sought. That municipal board or official shall consult the municipality's review engineer to determine if all of the checklist requirements have been satisfied and to determine if the project meets the standards set forth in this section.

Submission of site development stormwater plan. The following information shall be required:

Applicability. Projects subject to review as in Subsection A(3) of this section shall comply with the requirements of Subsection J(2) and (3).

General maintenance.

Nothing in this subsection shall preclude the municipality in which the major development is located from requiring the posting of a performance or maintenance guarantee in accordance with N.J.S.A. 40:55D-53.

All site development stormwater plans for subdivisions, site plans and individual residential lots shall include provisions for safely and satisfactorily controlling stormwater runoff, drainage and stream flows in a manner that will not adversely affect existing and proposed properties, both upstream and downstream of the site. When developing a site in an aquifer outcrop area or other area affecting same, the site development stormwater plan shall include provisions for on-site recharge of underground formations.

All streets shall be provided with stabilized swales, catch basins and pipes where they may be necessary for proper surface drainage. The standards in this subsection shall not be satisfied by the construction of dry wells. The system shall be adequate to carry off or store the stormwater and natural drainage water that originates within the development boundaries and that which originates beyond the development boundaries and passes through the development as permitted under this subsection. No stormwater runoff of natural drainage water shall be so diverted as to overload existing drainage systems or create flooding or the need for additional drainage structures on other lands without proper and approved provisions being made for taking care of these conditions, including off-tract improvements.

The stormwater collection and conveyance system shall not impact adjoining properties and upstream and downstream drainage facilities.

The stormwater collection and conveyance systems shall be designed for a storm with a frequency of one in 25 years, except major drainage channels, detention basins and other facilities as deemed necessary by the Township Engineer shall be designed for a storm with a frequency of one in 100 years.

All drainage channels and detention ponds shall be designed with a one-foot freeboard.

Pipe sizing shall be determined by the Manning formula with "n=0.013" for concrete pipe, "n=0.009" for smooth lined polyethylene and polypropylene pipe and "n=0.22" for corrugated pipe. The pipe size determined to be adequate for the runoff computed shall be increased by at least one standard pipe size for all pipes less than 30 inches in size for the type pipe being used in order to provide adequate allowance for the normal accumulation of sediment and debris in the storm drainage system. The minimum pipe size in a surface water drainage system shall not be less than 15 inches in diameter.

Catch basins shall be located at all intersections and located in streets with inlets on both sides of the street at maximum intervals of 400 feet or such distances as required to prevent the flow of surface water from exceeding 6.0 cubic feet per second at the catch basin inlet at the design storm frequency. Access manholes shall be placed at maximum 400-foot intervals throughout the system and at pipe junctions where there are catch basins.

Dished or valley gutters on municipal streets shall be permitted only at intersections involving minor streets. Dished gutters shall not be permitted on arterial or collector roads.

Storm drainpipes running longitudinally along streets shall not be located under curbing.

Materials used in the construction of storm sewers shall be constructed of reinforced concrete, ductile iron, corrugated polyethylene, or corrugated polypropylene or, when approved by the municipal engineer, corrugated metal. The most cost-effective materials shall be permitted that conform to local site conditions and reflect the relevant operations, maintenance, and system character of the municipal stormwater system.

Catch basins shall be designed in accordance with Subsection H.

Manholes shall be precast concrete and shall be constructed in accordance with the New Jersey Department of Transportation standard details.

Poured concrete headwalls or precast flared-end pipe sections shall be constructed at the point of discharge of all storm drains, in accordance with the latest New Jersey Department of Transportation standard plans and specifications. They shall include precast, cast-in-place or grouted riprap energy dissipaters at the discharge point.

Vegetation. All drainage ditches, swales, channels, diversion dikes and berms shall be stabilized with vegetation in accordance with the standards for soil erosion and sediment control in New Jersey with specific regard to slope, velocity and other applicable design factors.

Exemption from the standards. If Cranbury Township grants a waiver from the standards set forth above, a written report shall be made to the county detailing the nature of the waiver, the change(s) requested, and an explanation of the reasons for the decision.

All blocks and lots in all subdivisions shall be graded to secure proper drainage away from buildings and to prevent the collection of pools of stormwater. Finished floor elevation and exterior grading shall be shown on all lots. Lot grading shall be a minimum of 2% and a maximum of one vertical to three horizontal.

In all subdivisions, land subject to periodic or occasional flooding (flood hazard areas) shall not be platted for residential occupancy nor for any other purpose where such flooding may endanger life or property or which would aggravate the flood hazard. Such land shall be considered for open spaces or other similar uses.

Drainage structures which are located on state or county highway rights-of-way shall be approved by the state or county highway engineer's office, and a letter from that office indicating such approval shall be directed to the Secretary of the Board, and either shall be received prior to the final plat approval or such approval shall be conditioned upon the receipt of such letter.

Where a subdivision is traversed by a watercourse, surface or underground drainageway or drainage system, channel or stream, there shall be a dedicated drainage right-of-way easement to the Township conforming substantially to the lines of such watercourse and such further width or construction, or both, as shall be adequate to accommodate expected stormwater runoff and maintenance activities in the future.

Surface stormwater drainage may be carried in open ditches outside the right-of-way of the local streets or other suitable drainage structures within the right-of-way as may be approved by the Township Engineer. Stormwater drainage facilities, underground pipeline inlets, catch basins, manholes, culverts, swales and other drainage facilities shall be designed with sufficient capacity to accommodate anticipated runoff of at least a twenty-five-year storm at such time as the drainage basin in which the development is located is fully developed. This standard may be increased when, in the opinion of the Township Engineer, circumstances warrant such increase.

All proposed dwellings and buildings within a major development having a basement subject to groundwater or surface water flooding shall be provided a connection to a storm drainage system for the purposes of utilizing this connection for possible discharge of sump pump and/or gravity basement drains. The connections to the storm sewer shall meet the following requirements:

All blocks and lots in all subdivisions shall be graded to secure proper drainage away from buildings and to prevent the collection of pools of stormwater. Finished floor elevation and exterior grading shall be shown on all lots.

At the time of application to the Township Construction Code Official for a building permit for any building within either an individual lot or part of an approved subdivision or site plan, the applicant shall submit a surface water runoff control plan to the Township Engineer for review and approval.

At a minimum, the following items are required as part of the surface water runoff control plan: