Manalapan Township City Zoning Code
§ 95-8.5
Landscape design requirements.
[Amended by Ord. No. 95-14, § XV; Ord. No. 97-14, § I]
Trees, shrubs and plants provide physical, aesthetic and economical value to the community. To assure the benefits of plant material to existing and future residents, landscape design shall be arranged in accordance with the requirements of this section. The municipal agency shall refer all landscape plans to the Township Shade Tree Committee for their review and comment.
A.
Design principles. Landscape plans shall be prepared by a New Jersey certified landscape architect and shall be arranged to observe the following principles:
(1)
Provide landscaping 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.
(2)
Select the plant or other landscaping material that will best serve the intended function, and use landscaping materials appropriate for local soil conditions, water conservation and the environment.
(3)
Vary the type and amount of landscaping with type of development, and accent site entrances with special landscaping treatment.
(4)
Consider massing trees at critical points.
(5)
Plan for the impact of any proposed landscaping plan at various time intervals. Shrubs may grow and eventually block sight distances. Foundation plants may block out building windows.
(6)
Use landscaping to accent and complement buildings.
(7)
Provide a variety and mixture of plantings. The variety shall consider susceptibility to disease, colors, seasonal interest, textures, shapes, blossoms and foliage. The use of native plant material is encouraged.
(8)
Consider the choice and location of plant materials to screen or create views, to define boundaries between private and common open space, to minimize noise, to articulate outdoor spaces and define circulation systems.
B.
General landscaping standards. Landscaping shall be provided and installed in accordance with an approved plan based upon the standards of this subsection.
(1)
A minimum of 15% of the area of a nonresidential development or a multifamily development shall be reserved for landscaping which shall be reasonably distributed within the site and which shall include foundation plantings within established bedlines not less than three feet wide on the front, sides, and rear of any building structure. Such foundation plantings shall be suitable to the size of the building. This requirement shall be in addition to the requirements set forth for parking lot landscaping, buffer zones and shade trees in the shade tree right-of-way along nondedicated roads.
(2)
All areas of the site not occupied by buildings, pavement, sidewalks, safety islands or other required improvements shall be landscaped by the planting of grass or other ground cover acceptable to the municipal agency.
(3)
Existing specimen trees and shrubs shall be saved wherever practical.
(4)
All landscape areas provided with automatic irrigation systems shall be timer controlled and provided with an automatic rainfall shutoff detection device.
(5)
With the exception of lawns, planted areas adjacent to hard surfaces should have durable edging, raised borders or similar structures to prevent soil washing over the adjoining paths.
(6)
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 municipal agency. At a minimum, the equivalent of at least two shrubs and one shade or ornamental tree of a caliper of 2 1/2 inches or greater shall be provided for each 1,500 square feet of area of a residential development not covered by buildings or improvements. Existing healthy specimen trees may be included in satisfying these requirements. These plantings shall be in addition to any other landscaping requirements including landscaping of off-street parking areas and buffer areas.
(7)
The approved plan shall contain the location on the property of all trees to be removed, indicated on a section of the plan identified as "Tree Removal and Replacement Plan."
[Added 4-13-2005 by Ord. No. 2005-09]
(a)
The Tree Removal and Replacement Plan shall indicate all trees to remain and proposed replacement trees, specifically by an assigned number.
(b)
The Tree Removal and Replacement Plan shall specify the manner in which compliance with Article III of the Shade Tree Ordinance is anticipated to be accomplished.
C.
Parking lot landscaping. In parking areas, at least 10% of the interior parking area shall be landscaped with plant material reasonably distributed in the lot. Any landscaping counted within this area shall not be considered as fulfilling the percentage of coverage of landscape requirements above.
(1)
One pollution-resistant shade or ornamental tree, as defined by the Shade Tree Committee, shall be planted for every five parking spaces. These shall be reasonably distributed in parking areas and in landscaped areas combined with shrubbery. The base of each tree shall be left free of pavement for a diameter of not less than seven feet. The landscaping should be located in protected areas, such as along walkways, in center islands, at the end of bays or in diamonds between parking stalls. Such protected areas shall be constructed so as to prevent damage to plant material from vehicles.
(2)
Pollution-resistant shade trees shall be planted along all undedicated roads, drives and parking areas in accordance with the standards for street tree planting.
(3)
Parking of motor vehicles on landscaped areas, on grass, or against trees and shrubbery shall not be permitted in business, commercial, industrial and professional areas.
(4)
No paving shall be placed within 12 1/2 feet of any existing tree to be retained which is 18 inches or greater in diameter.
(5)
Parking areas must be shaded by deciduous trees (either retained or planted by the developer) that have or will have when fully mature a trunk at least 12 inches in diameter. New trees shall be of a type suitable and adaptable to planking within a parking lot for shading. Each tree shall be capable of shading a circular area having a radius of 15 feet with the trunk of the tree as the center. There must be sufficient trees so that, using this standard, 35% of the parking area will be shaded.
D.
Buffering and screening.
(1)
Function and materials.
(a)
Buffering shall provide a year-round visual screen in order to minimize adverse impacts from a site on an adjacent property or from adjacent areas. It may consist of fencing, evergreens, berms, rocks, boulders, mounds, or combinations to achieve the stated objectives.
(b)
Buffers shall be designed as open space areas. Parking, loading, solid waste enclosures, and other such structures or facilities shall not be located in a buffer.
(2)
When required. All uses, other than single-family detached and two-family detached dwellings and their accessory uses, shall provide buffers along side and rear property lines which abut areas zoned residentially or used for residential purposes. Buffering shall also be required when topographical or other barriers do not provide reasonable screening and when the municipal agency determines that there is a need to shield the site from adjacent properties and to minimize adverse impacts such as incompatible land uses, noise, glaring light, and traffic. In dense developments, when building design and sighting do not provide privacy, the municipal agency may require landscaping, fences, or walls to ensure privacy and screen dwelling units. Where required, buffers shall be measured from property lines.
(a)
Buffer strips shall be a minimum of 50 feet wide. Where a fifty-foot wide buffer is unfeasible because of established development patterns, the Board may consider alternative designs that would create an effective buffer.
(b)
In addition to any required buffer, parking areas, garbage collection, utility areas and loading and unloading areas should be screened around their perimeter.
(c)
It is preferred that residential lots abut and have access from local streets. When a reverse frontage lot abuts a higher-order street, a landscaped buffer area 50 feet in width shall be provided along the property line abutting the road. Yard setbacks shall be measured from the buffer strip limit and the buffer strip shall be protected by a conservation easement.
(3)
Design. Arrangement of planting in buffers shall provide maximum protection to adjacent properties and avoid damage to existing plant material. The landscape screen may include natural features, fencing, berms, mounds, or combinations of these features. A variety of plant material providing seasonal color and interest shall be provided. Possible arrangements include planting in parallel, serpentine, or broken rows. If planted berms are used, the minimum top width shall be four feet, and the maximum side slope shall be 1:3.
(4)
Planting specifications. Plant materials shall be sufficiently large and planted in such a fashion that a screen at least eight feet high, occupying 50% of the width of the buffer strip, shall be produced within two growing seasons. All plantings shall be installed according to accepted horticultural standards.
(5)
Maintenance. Plantings shall be watered regularly and in a manner appropriate for the specific plant species through the first growing season, and dead or dying plants shall be replaced by the applicant during the next planting season. No buildings, structures, storage of materials, or parking shall be permitted within the buffer area; buffer areas shall be maintained and kept free of all debris, rubbish, weeds, and tall grass.
E.
Site protection and general planting requirements.
(1)
Topsoil preservation. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces. At least six inches of even cover shall be provided to all disturbed areas of the development and shall be stabilized by seeding or planting. If excess topsoil remains, the thickness shall be increased. If additional is required, the developer shall provide it. Removal of excess topsoil shall only be permitted in accordance with a plan approved by the municipal agency and in accordance with the Township soil removal ordinance.
(2)
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. No tree stumps, portions of tree trunks or limbs shall be buried anywhere in the development. All dead or dying trees, standing or fallen, shall be removed from the site. If trees and limbs are reduced to chips, they may, subject to approval of the Municipal Engineer, be used as mulch in landscaped areas only.
(3)
Protection of existing plantings. Maximum effort should be made to save fine specimens (because of size or relative rarity). The municipal agency may require submittal of a plan for the conservation of existing trees and shrubs. Such plans shall indicate which trees and shrubs are to be cleared and which shall be retained. No material or temporary soil deposits shall be placed within four feet of shrubs or 10 feet of trees designated to be retained on the preliminary and/or final plat. Protective barriers or tree wells shall be 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 fence is an acceptable barrier.
(4)
On major applications, a Tree Save Plan shall be submitted for approval by the municipal agency. The plan shall include the location of existing vegetation including all shade trees 10 inches in caliper or greater at five feet above ground level and all ornamental trees four inches in caliper or greater at one foot above ground level. The plan shall show the limits of clearing and identify the existing vegetation to be removed. Existing trees 10 inches in diameter or greater shall be retained unless such retention results in an unreasonable burden.
(5)
Slope plantings. Landscaping of the area of all cuts and fills and/or terraces shall be sufficient to prevent erosion, and all roadway slopes shall be planted with ground covers appropriate for the purpose and soil conditions, water availability, and environment.
(6)
Additional landscaping.
(a)
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 municipal agency. In nonresidential developments, all areas of the site not occupied by building 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 Planning Board.
(b)
At a minimum, the equivalent of at least two shrubs and one shade or ornamental tree of a caliper of 2 1/2 inches or greater shall be provided for each 1,500 square feet of area of a residential development not covered by buildings or improvements and for each 1,000 square feet of nonresidential development. Existing healthy specimen trees may be included in satisfying these requirements. These plantings shall be in addition to any other landscaping requirements including landscaping of off-street parking areas and buffer areas.
(7)
Planting specifications. Deciduous trees shall have at least a two-inch caliper at planting. 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; and all trees, shrubs, and ground covers shall be planted according to accepted American Nurseyman's Association standards. Dead or dying plants shall be replaced by the developer during the following planting season.
(8)
Plant species. The plant species selected should be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.
F.
Street trees.[1]
(1)
Location.
(a)
Street trees shall be installed behind the sidewalk on both sides of all streets in accordance with the approved landscape plan in shade tree easements as described below. Trees shall either be massed at critical points or spaced evenly along the street, or both.
Tree Size (feet) | Planting Interval (feet) | |
|---|---|---|
Large trees (40+) | 50 | |
Medium-sized trees (30-40) | 40 | |
Small trees (to 30) | 30 |
(b)
If a canopy effect is desired, trees may be planted closer together, following the recommendations of a certified landscape architect and/or a certified tree expert. The trees shall be planted so as not to interfere with utilities, roadways, sidewalks, sight easements, or streetlights. Tree location, landscaping design, and spacing plan shall be approved by the Planning Board as part of the landscape plan.
(2)
Shade tree easement. When a minor or major development has applied for and is subject to approval, trees and other natural features and/or preservation of and providing for open space for buffer along the lot lines of the right-of-way as applicable and desirable for specific subdivision and site plan locations and layouts, shall provide a temporary easement to the Township as follows:
(a)
The shade tree easement shall prohibit the removal of trees, shrubs, ground cover and when absent of vegetation shall be in a condition that will be unobstructed to permit the installation of shade trees. The easement shall exempt the installation, maintenance and replacement of drainage facilities and utilities, the removal of dead or diseased trees and limit to thinning of trees and growth to favor the most desirable growth and the removal of trees as approved by the Township Forester to allow for structures to compound waters and within wetlands and transition areas that are required by the New Jersey Wetlands Preservation Act and Regulations.
(b)
No structures, landscape, subsurface, residentially installed lines such as sprinklers, electric lines, gas lines or other underground items shall be located in this easement so as to interfere with the planting of shade trees nor cause damage to shade trees without the permission of the Shade Tree Committee. Any interference with the easement shall be removed by the owner. Failure to remove the violation of the easement rights upon notice from the Township Committee shall result in the removal by the Township of any obstruction and the assessment of any costs by way of a lien on the property to be collected in the same manner as a tax lien. The easement shall be depicted on a preliminary and final plans and shown in such a manner that the boundary thereof can be accurately determined should the necessity arise. In addition, any surveys furnished to purchasers of homes within the development at the time of initial sale shall further indicate the boundaries of the easement.
(c)
The boundary line of the shade tree easement shall be staked on the affected property prior to occupation of the dwelling, so that each resident is fully aware of the easement's locations and restrictions. Such easement dedication shall be temporary and shall not exceed 10 years from reception of initial certificate of occupancy. The final location of the easement, its size and term shall be expressed in a confirming deed of easement which may, at the option of the developer, include a single description for all of the properties within the development. The Township shall assume no responsibility for any damages or injury that may arise in the easement area and maintenance shall be the responsibility of the property owner.
(d)
No structures may be located, constructed or reconstructed within the area of the easement, nor shall any action be taken that will alter or impair the installation of shade trees, nor cause damage to same.
(e)
All shade tree easements shall be a minimum of 20 feet in width measured from the edge of the right-of-way. The easement width will be subject to the review of the Township Forester based upon site condition. At the expiration of the term of the shade tree easements, all right, title and interest shall revert to the owner of the property.
(3)
Tree type. Tree type may vary depending on overall effect desired, but as a general rule, all trees shall be the same kind on a street except to achieve special effects. Selection of tree type shall be approved by the municipal agency in accordance with the municipal list of approved street trees.
(4)
Planting specifications. All trees shall have a caliper of 2 1/2 inches, and they shall be nursery grown, of substantially uniform size and shape, and have straight trunks. Trees shall be properly planted and staked and provision made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant during the next planting season.
[1]
Editor's Note: See Ch. 222, Trees and Shrubs.
G.
Paving materials and walls and fences.
(1)
Paving materials. Design and choice of paving materials used in pedestrian areas on site plans shall consider the following factors: cost, maintenance, use, climate, characteristics of users, appearance, availability with surroundings, decorative quality, and aesthetic appeal. Acceptable materials shall include, but are not limited to, concrete, brick, cement pavers, asphalt and stone. However, where sidewalk is proposed as a public improvement, it shall adhere to the standard public improvement specification.
(2)
Walls and fences shall be erected where required for privacy, screening, separation, security, or to serve other necessary functions.
(a)
Design and materials shall be functional; they shall complement the character of the site and type of building, and they shall be suited to the nature of the project. Materials shall be of durable, weather, and vandal resistant construction.
(b)
No fence or wall shall be so constructed or installed so as to constitute a hazard to traffic or safety.
H.
Street furniture.
(1)
Street furniture such as, but not limited to, planters, kiosks, trash receptacles, benches, phone booths, etc., shall be located and sized in accordance with their functional needs.
(2)
Street furniture elements shall be compatible in form, material, and finish. Style shall be coordinated with that of the existing or proposed site architecture.
(3)
Selection of street furniture shall consider durability, maintenance, and long-term cost.
