Pine Hill City Zoning Code
ARTICLE IX
Design and Performance Standards
§ 23-9.1 Streets.
[Ord. No. 95-588, Art. IX]
a.
The arrangement of new streets shall be such as to provide for the appropriate extension of existing streets shown on the Official Map.
b.
Minor streets shall be so designed as to discourage through traffic.
c.
A subdivision abutting an arterial street shall provide a marginal service road or reverse frontage with a twenty-five-foot buffer strip for planting or some other means of separation of through and local traffic as the Planning Board may determine appropriate.
d.
The right-of-way width shall be measured to the lot lines and shall not be less than the following table listed below, considering all locational and physical characteristics of the development. In all cases, the right-of-way shall be of sufficient width and design to safely accommodate the maximum traffic, parking and loading needs and maximum access for firefighting equipment.
Type of Street | Right-of-Way (feet) | Cartway (feet) | Sidewalks | Parking Permitted in Right-of-Way |
|---|---|---|---|---|
Industrial | 60 | 40 | yes | no |
Major Arterial | 60 | 40 | yes | no |
Primary | 60 | 40 | yes | no |
Collector | 60 | 40 | yes | yes |
Local Feeder | 60 | 40 | yes | yes |
Minor | 50 | 30 | yes | yes |
Internal Road* |
* | The right-of-way and cartway for internal roads and alleys in multifamily, commercial and industrial development shall be determined on an individual basis and shall be subject to approval by the Borough Engineer and Fire Marshal or Fire Commissioners. |
e.
No subdivision showing reserve strips controlling access to streets shall be approved except where the control and disposal of land comprising such strips has been conveyed to the governing body under conditions approved by the approving authority.
f.
Subdivisions that adjoin or include existing streets that do not conform to width as shown on the Official Map or the street width requirements of this chapter shall have additional width dedicated along either one or both sides of the road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
g.
Grades on all streets shall not exceed 10%. No street shall have a minimum grade of less than 1/2% to 3/4%.
h.
Street intersections shall be as nearly at right angles as is possible and in no case shall they 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 20 feet.
i.
Street jogs with center line offsets of less than 125 feet shall be prohibited.
j.
A tangent at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
k.
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 radius of not less than 100 feet for minor and 300 feet for arterial and collector streets.
l.
All changes in grade shall be connected by vertical curves of sufficient radius to provide a smooth transition and proper sight distance as determined by the Borough Engineer.
m.
Dead-end streets (cul-de-sac) shall not be longer than 600 feet and shall provide a turnaround at the end with a radius of 50 feet to the outside edge of the cartway and 60 feet to the outside edge of the right-of-way and tangent whenever possible to the right side of the street. The length of the cul-de-sac shall be measured along its center line from its intersection with the intersecting street's center line to the center of the radius of the cul-de-sac.
n.
If a dead-end is of temporary nature, a similar turnaround shall be provided and provisions made for future extensions of the street and reversion of the excess right-of-way to the adjoining properties.
o.
No street shall have a name which will duplicate or so nearly duplicate as to be confused with the names of existing streets. The continuation of an existing street shall have the same name. All street names shall be checked against the Borough master file of street names.
p.
Subdivisions shall be so designed as to minimize the total area of the subdivision devoted to street rights-of-way.
q.
The access road and the area on each side thereof for a distance of 10 feet on each side of the pavement of said road and for a height of 14 feet from the surface of the road shall be kept free and clear of tree limbs, vines and other obstructions, to permit free and unobstructed use of said access roads by emergency vehicles.
r.
The pavement thickness design shall, as a minimum, conform to the following schedule:
Classification | Pavement | Bituminous Stabilized Base | Type II Class B Subbase |
|---|---|---|---|
Industrial | 3" FABC-2 | 5" | 6" |
Major Arterial | 3" FABC-2 | 5" | 6" |
Primary Street | 3" FABC-2 | 5" | 6" |
Collector Street | 2 1/2" FABC-2 | 5" | * |
Local Feeder | 2 1/2" FABC-2 | 5" | * |
Minor | 2 1/2" FABC | 5" | * |
* | Type II Class B subbase may be required if determined by the Borough Engineer due to unstable subbase. |
Or, in the alternative, at the option of the applicant, the pavement thickness may be determined by the certified results of soil testing and analysis conducted by the applicant to determine the bearing strength of the subgrade soil together with the projected use of the street or highway with an adequate margin to cover all contingencies and extraordinary conditions. Where such tests are conducted, the pavement design must be reviewed and approved by the Borough Engineer; and in no event shall the paving be less than 6 inches of Type II Class B subbase, with 2 inches of bituminous stabilized base and 2 inches of FABC-1 surface. |
§ 23-9.2 Driveways.
[Ord. No. 95-588, Art. IX]
Driveways within residential subdivisions shall be constructed in accordance with this chapter.
§ 23-9.3 Sidewalks, Curbs and Gutters.
[Ord. No. 95-588, Art. IX]
a.
Concrete sidewalks shall be installed on one or both sides of streets as the Planning Board may direct and at such width as may be determined by the Planning Board, in accordance with the attached construction standards. All sidewalks shall be a minimum of four feet wide and four inches thick, except at driveway crossings where they shall be six inches thick.
b.
Sidewalks and curbs shall be constructed of New Jersey Class B air-entrained concrete. Curbing compounds or methods shall be required and approved by the Borough Engineer. Cold weather protection to the concrete by utilizing admixtures or insulation shall also be approved by the Borough Engineer.
§ 23-9.4 Street Signs.
[Ord. No. 95-588, Art. IX]
Street signs shall be placed at each street intersection. They shall be fourway signs of such material, size, height and location as specified by the Borough Engineer, and shall be in conformity with the existing signs already established in the Borough.
§ 23-9.5 Landscaping.
[Ord. No. 95-588, Art. IX]
a.
Shade Trees. Shade trees shall be installed on both sides of all streets subject to the approval by the approving authority, at a maximum spacing along each side of the street of 50 feet on center. The variety shall be approved by the approving authority. The method of installation and location shall be approved by the Borough Engineer. Shade trees shall be installed at a minimum size of two inch caliper at a minimum distance of six feet from the inside edge of the sidewalk. Wherever provisions of other regulations impose restrictions more extensive than those of this chapter, then those provisions shall govern.
b.
Planted Buffer Areas. In the instance where the approving authority determines that buffer planting is necessary to protect the general welfare of the public, planted buffer areas shall be installed to provide a year-round visual screen of such width, height and location as approved by the Planner for the approving authority. The size, variety and planting design of the buffer area shall be as approved by the approving authority.
c.
Prior to the construction of any building or other structure in any zone other than for single family residential use, or for any, other than residential in a residential zone, there shall be planted a twenty-foot evergreen planting strip in accordance with the definition of screening strips herein described along all property lines adjoining lands which are zoned residential.
d.
Said screening strip shall be properly installed and maintained in good condition under the supervision of the Borough of Pine Hill Department of Public Works or other appropriate authority. If the Construction Official upon inspection determines that the landscape or screening material is not being maintained in satisfactory condition, he shall notify the owner in writing of his findings and order that any negligent or improper maintenance on the part of the owner be corrected within 30 days of the date of said notice. In the event that any plantings required by this chapter fail to live, they shall be replaced. Any failure on the part of the owner to comply with said notice shall be deemed a violation of this chapter and is subject to the penalties of this chapter. The Zoning Officer may, in addition, revoke the certification of occupancy.
f.
Compensatory Planting. Every effort should be made to avoid removal of trees having a caliper of five inches or greater as measured 36 inches above ground from the property in process of subdivision, grading or installing improvements. Where, in the judgment of the approving authority, such removal is unavoidable, the applicant shall install trees in such locations and of such size, variety and quantity as the approving authority shall direct. Notwithstanding the five-inch caliper limitation, no substantial area of smaller trees or shrub cover shall be removed without the provision of comparable replacement as approved by the approving authority. A plan and statement of the material to be removed and/or demolished shall be submitted for approval.
g.
All landscape plans submitted shall contain the following note and language:
"All plant material not surviving for a period of two years shall be replaced with the same or equivalent size species."
§ 23-9.6 Monuments.
[Ord. No. 95-588, Art. IX]
Monuments shall be of the size and shape required by Section 4 of Chapter 358 of the Laws of 1953, and shall be placed at each point of curvature and each point of tangency.
§ 23-9.7 Water Supply.
[Ord. No. 95-588, Art. IX]
a.
All water supplies and water treatment works shall comply with the rules and regulations established by the Pine Hill Municipal Utilities Authority, Department of Environmental Protection and Energy of the State of New Jersey as amended and revised.
b.
Water mains shall be sized for adequate delivery of pressure and volume as established by the Pine Hill M.U.A. In general, the following policies shall be followed in determining the size of water mains.
1.
Lines whose primary function is and will be to serve adjacent property will be six inches.
2.
Lines which serve as feeder lines to several other streets should be eight inches and should be laid out to provide loops with other lines which enclose areas of not more than 1/4 square mile.
3.
Lines which provide the main feed from present or future sources of supply or storage shall be 12 inches or larger and shall be laid out as to form loops with other lines which enclose not more than one square mile.
4.
Lines whose only purpose is to serve abutting properties and to which there is no fire hydrant connected and which do not serve more than four residences may be four inches if specifically approved by the approving authority.
c.
In any event the approving authority shall decide upon the size of lines to be used and the above general criteria are set forth only as a guide to the subdivider.
d.
In general, criteria affecting valve and hydrant locations shall be that not more than one hydrant is affected by shutting off any one section, hydrants are located within 600 feet along street lines of any property in the subdivision, not more than (3) valves are necessary to shut off any one section, and the number of homes affected by shutting off any one section shall be limited to 25.
§ 23-9.8 Sanitary Sewers.
[Ord. No. 95-588, Art. IX]
a.
All sanitary sewer systems, sewage and industrial waste treatment works shall comply with the rules and regulations established by the Department of Environmental Protection and Energy of the State of New Jersey as amended and revised.
b.
Sanitary sewer pipe shall be sized for full flow from the tract. The Municipal Utilities Authority may require larger pipe sizes to accommodate future extensions.
c.
Minimum grades at terminal runs of all sanitary sewer lines shall be 1%.
d.
Manholes shall be placed at every point where the sanitary sewer line changes direction. In no instance shall the spacing exceed what has been established by the Pine Hill M.U.A.
e.
Prior to final approval, the engineer for the Municipal Utilities Authority shall approve all sanitary sewer designs which will become a part of the Municipal Utilities Authority facilities.
§ 23-9.9 Storm Drainage.
[Ord. No. 95-588, Art. IX]
a.
Runoff Computations.
1.
Computation of the rate of the flow at any given location shall be based on the rational formula:
Q.C.I.A., in which: | ||
Q | = | Volume in cubic feet per second. |
C | = | Runoff factor. |
I | = | Intensity of rainfall in inches per hour. |
A | = | Watershed area in acres. |
2.
In setting the value of the runoff coefficient C, consideration will be given to the physical features of the drainage basin and best available data on the further density of development of the drainage basin. In no case shall it be less than 0.50.
3.
The intensity of the storm shall be based on the following: As a minimum, all design shall be based upon a ten-year storm. The rainfall intensity-duration-frequency curve for Philadelphia present in Technical Paper No. 25, prepared by the United States Department of Commerce Weather Bureau, shall be used. A copy of this is included in the standard details portion of this chapter. Time of low curves are also included in that section for use in design.
4.
Standard New Jersey Department of Transportation concrete headwalls shall be installed on all pipe discharge of effluent points.
5.
Pipeline Design. Storm sewer pipelines shall be designed by either of the following two methods. Both shall be based on the Manning equation and shall utilize the following friction factors:
n = 0.015 concrete pipe.
n = 0.0-21 corrugated metal pipe.
The minimum allowable pipe size is 15 inches.
(a)
Pipe Submerged.
(1)
This method is based on the assumption that when the storm sewer system is under maximum load, the hydraulic gradient will be at, or above, the crown of the pipe and that flow in the lines will be controlled by head differentials between structures and other locations where the system is open to the ground surface, such as inlets or outlets, manholes and streams inlets or outlets. The head of water above the crown of any pipe can range from zero feet to a point which will not cause surface flooding.
(2)
The slope of the hydraulic gradient in any section of storm sewer between opening to the surface shall be calculated on the assumption that the pipe is flowing full at constant velocity and at the required capacity.
(3)
The elevation of the hydraulic gradient at a point in the pipe shall be no lower than the crown of pipe and no higher than the surface of the ground.
(4)
At all structures such as manholes, inlets, etc., where the pipe size does not change the elevation of the hydraulic gradient shall be dropped 0.2 feet to allow for losses therein. Where the inlet and outlet pipe sizes are not the same, the elevation of the hydraulic gradient shall be dropped an amount based on the following formula:
H = 0.2 feet + 0.8 (D1-D2 feet)
D1 = Diameter of inlet pipe
D2 = Diameter of outlet pipe
If D1 is larger than D2, head loss = 0.2 feet
(5)
The minimum slope of any pipe shall be such that a minimum velocity of 2.5 feet per second shall be maintained when the pipe is following 1/4 full.
(b)
Pipeline Flowing Full.
(1)
This method is based on the assumption that the hydraulic gradient will match the inside top of the pipe when system is under maximum hydraulic load.
(2)
For this method, head losses through manholes, inlets, etc., shall be ignored.
(3)
The minimum slope of any pipe shall be such that a minimum velocity of 2.5 feet per second shall be maintained when the pipe is flowing 1/4 full.
(4)
When the pipe sizes change, the inside tops of the pipes shall be matched.
(c)
Continuous profiles for each reach of pipe shall be plotted, along with the location of the hydraulic gradient and the hydraulic information pertinent to each reach with the system. This information shall include the pipe size and type, the "n" factor, the slope of the hydraulic gradient, slope of the pipe, the design capacity and velocity at the design capacity.
(d)
Inlet Design.
(1)
Stormwater inlets shall be equal to New Jersey State Highway Department Inlet Type B. The maximum collecting capacities of the inlets shall be considered to be:
[a]
When installed on streets where the grade is 1%, five cubic feet per second.
[b]
When installed on streets where the grade is 2%, 4.8 cubic feet per second.
[c]
When installed on streets where the grade is 3%, 4.6 cubic feet per second.
[d]
When installed on streets where the grade is 4%, 4.4 cubic feet per second.
[e]
When installed on streets where the grade is 5%, 4.2 cubic feet per second.
[f]
When installed on streets where the grade is 6%, four cubic feet per second.
(2)
Sufficient inlets shall be located and constructed so that the length of surface runoff will not contribute a runoff to the inlets exceeding the preceding designated collecting capacities.
(3)
The gutter grade of all inlets shall be set not less than two inches nor more than four inches below the gutter grade. The surface of the paving adjacent to the inlets shall be constructed to blend into the lowered gutter grade at the inlet in such a manner that a sudden drop off or dip at the inlet will not be created. At such locations where drainage is entirely dependent on inlets, the collecting capacities of the inlets shall be designated for 1/2 the preceding considered capacities.
(4)
Where surface water is collected from two directions at one street corner, the required inlet or inlets shall be placed accordingly along the arc to properly receive the runoff.
(5)
Access manholes shall be spaced at 500-foot intervals (maximum) through right-of-way and at sewer junctions where there are no catch basins.
(e)
Open Channel Design. Open channel design should be based on the following hydraulic considerations:
(1)
Manning's equation.
(2)
Ample free board should be provided on all channels.
(3)
The channel should be designed to conform, wherever possible, to the adjacent ground conditions. This means that it should not be projecting excessively above the surrounding ground or placed excessively above the surrounding ground.
(4)
Continuous profiles for each reach of open channel shall be plotted along with the adjacent average ground and the hydraulic information pertinent to each reach within the system. This information shall include the type of channel lining, the "n" factor, the width of the channel bottom, the side slopes, the water depth, the design capacity and the velocity at the design capacity.
(5)
Open channels have maximum slope of 3:1 and shall have adequate slope protection as required by the Soil Erosion and Sediment Control Ordinance.
(f)
Culverts. All culverts shall be limited to a single opening: multiple pipes will not be permitted. The design of culverts shall be such as to minimize the probability of debris accumulation.
(g)
Retention Basin Design. Retention basins shall be required on all major subdivisions unless deemed unnecessary by the Borough Engineer.
(2)
Storage shall be required for a maximum rainfall of 5.5 inches (twenty-four-hour rainfall occurring in 1960).
(3)
Indicate flooded area if additional two inch rainfall during 24 hours following design storm.
(4)
Allowances for percolation and evaporation of basins during and after the storm will not be considered in calculations.
(5)
Basin storage capacities shall be calculated as follows:
Storage volume in cubic feet = project area in square feet x coefficient x total rainfall = 12.
(6)
The outlet structure shall be discharging water equal to or less than the contribution calculated for the drainage basin area in its natural state before development for a ten-year storm period.
(7)
If required, profiles and sections indicating downstream capacities and proposals and/or easement for reconstruction or cleaning of all streams shall be submitted prior to consideration of the first section.
§ 23-9.10 Streetlighting.
[Ord. No. 95-588, Art. IX]
a.
Streetlighting shall be installed at no cost to the Borough by the subdivider in locations approved by the Borough Engineer. Such lighting must be installed when 50% of that section is occupied in accordance with the Borough streetlighting policy.
b.
For normal street usage, laminated poles, 30 feet high shall be placed at a minimum distance of 200 feet with 50 watt high pressure sodium luminare (HOS).
c.
At intersections, a laminated wood pole, 30 feet high shall be placed with a 70 watt HPS.
d.
At any intersection of two streets, both of which have cartways in excess of 40 feet, or where one street is an industrial road and other street has a cartway in excess of 40 feet, a laminated wood pole 30 feet high shall be placed with a 400 watt HPS.
e.
The Borough will assume the operating expense for streetlights in a particular section when 50% of that section is occupied.
f.
The subdivider whose property is located in the Electric Company's Franchise area, shall deposit with the Borough Clerk a sum to be estimated by the Borough Engineer, for the cost of equipment for lighting. Said sum shall be deposited at the time of posting the required performance guarantee for the subdivision. The sum deposited shall be held in escrow for payment by the Borough of equipment costs for lighting to Atlantic City Electric Company, and after payment, the balance of escrow shall be returned to the subdivider. If the amount deposited shall be insufficient to pay for the actual costs of said equipment, the subdivider shall be required to deposit sums to cover said deficiency.
§ 23-9.11 Blocks and Lots.
[Ord. No. 95-588, Art. IX]
a.
Blocks.
1.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by this chapter and to provide for convenient access, circulation control and safety of street traffic.
2.
In blocks over 1,000 feet long, ten-foot wide easements, or pedestrian crosswalks, may be required in locations deemed necessary by the Planning Board.
b.
Lots.
1.
Lot dimensions and areas shall not be less than the requirements established under Zoning, Article VII of this chapter.
2.
Insofar as practical, side lot lines shall be at right angles to straight streets and radial to curved streets.
3.
Each lot must front upon an approved street at least 50 feet in width. Where extra width has been dedicated for widening of existing streets, lots shall begin at such extra width line and all setbacks shall be measured from such line.
4.
Where there is a question as to the suitability of a lot or lots for their intended use to factors such as soil conditions, rock formations, flood conditions or similar circumstances, the approving authority shall require a percolation test of such lots or require remedial action before approval.
5.
Unless otherwise waived by the approving authority, no single-family residential dwelling unit shall be permitted to front on a primary road, or a controlled access highway.
6.
If dwelling unit lots are designated with reverse frontage, the depth of the lot will be a minimum of 200 feet and the rear yard shall be a minimum of 50 feet, exclusive of buffer area.
§ 23-9.12 Pedestrian Ways.
[Ord. No. 95-588, Art. IX]
In order to promote public safety, a primary design criterion shall be the separation of pedestrian traffic and vehicular traffic. To this end subdivisions shall be designed, wherever feasible, to provide for pedestrian walkways separated from vehicular use streets. The location, width and construction of such walkways shall be subject to the approval of the approving authority and the Borough Engineer. Sidewalks shall be constructed and lighting shall be installed prior to occupancy. Prior to final approval for any section, the responsibility for the construction, operation, maintenance and liability for these walkways shall be clearly established. Grade-separated pedestrian crossings shall be provided across primary roads at points required by the approving authority.
§ 23-9.13 Underground Wiring.
[Ord. No. 95-588, Art. IX]
All electric, telephone, television and other communication service facilities, both main and service lines, shall be provided by underground cables, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
§ 23-9.14 Underdrains.
[Ord. No. 95-588, Art. IX]
Underdrains shall be provided throughout all of the developments to carry water by gravity from below all basement floors to storm drains or as approved by the Borough Engineer. Where sump pumps are used on individual lots, they shall discharge into a pipe which shall run from the structure to the underdrain in the street. A sump pump may only be used to supplement the underdrain system around the structure. No sump pumps shall be connected to a sanitary sewer system. No underdrains in the streets shall be less than six inches in diameter and shall exclude an Orangeburg-type material. The size of the underdrains shall be increased not less than 10% in cross section areas for each 1,000 feet of longitudinal drain. Cleanouts shall be provided at all changes in line or grade; however, the distance between cleanouts shall not exceed 450 feet. In no case shall cleanouts be permitted in sanitary manholes. One cleanout with a screw-type cap shall also be provided in each basement floor in line with the pipe connecting the perimeter house underdrain to the underdrain in the street. The underdrain system shall be no less than five feet horizontally and two feet laterally from the sanitary sewer.
§ 23-9.15 Topsoil Protection.
[Ord. No. 95-588, Art. IX]
No topsoil shall be removed from the site or used as spoil. Topsoil moved during the course of construction shall be redistributed so as to provide at least four inches of cover to all areas of the subdivision and shall be stabilized by seeding or planting. Under no circumstances shall any soil or earth be sold or otherwise removed from the site, unless pursuant to a soil removal permit.
§ 23-9.16 Natural Features.
[Ord. No. 95-588, Art. IX]
Natural features such as trees, brooks, hilltops and views shall be preserved whenever possible in designing any subdivision containing such features.
§ 23-9.17 Soil Erosion and Sediment Control.
[Ord. No. 95-588, Art. IX]
Soil erosion prevention and sediment control techniques shall be submitted with the preliminary plan. Silt retention basins may be required as determined by the Borough Engineer at storm drainage outfall lines.
§ 23-9.18 Recreational Facilities.
[Ord. No. 95-588, Art. IX]
a.
In order to provide for the safety and general welfare of the public, all major subdivisions shall meet the open space and recreation requirements set forth in Article VII, Zoning.
b.
The developer shall install as a minimum the following recreational facilities on land which has been set aside for recreation purposes:
Dwelling Units | Tot Lot | Basketball Courts | Tennis Courts | Multi-Purpose Field |
|---|---|---|---|---|
1 to 4 | 1 | |||
5 to 25 | 1 | |||
26 to 50 | 1 | 1 | ||
51 to 100 | 1 | 1 | ||
101 to 150 | 1 | 1 | 1 | |
151 to 200 | 2 | 2 | 1 | |
201 to 250 | 2 | 2 | 1 | 1 |
251 to 300 | 3 | 2 | 1 | 1 |
301 to 350 | 3 | 3 | 2 | 1 |
351 to 400 | 4 | 3 | 2 | 2 |
401 to 450 | 4 | 3 | 2 | 2 |
451 to 500 | 5(1) | 2(2) | 3 (3) | 2(4) |
Notes: | |
|---|---|
(1) | Plus 1 for every 100 units or fraction thereof over 500. |
(2) | Plus 1 for every 200 units or fraction thereof over 500. |
(3) | Plus 1 for every 125 units or fraction thereof over 500. |
(4) | Plus 1 for every 200 units or fraction thereof over 500. |
c.
All park and playground equipment specifications must be approved by the Borough Engineer and Director of Recreation before installation.
d.
Tot Lots. Tot lots shall be a minimum size of 60 feet by 60 feet and shall contain, as a minimum, the following improvements:
1.
Surrounded with a four-foot high chain link fence with the exception of a minimum of one opening for access.
2.
Two wooden benches with a minimum length of six feet.
3.
Each covered with six inches of sand underneath each piece of equipment.
4.
One three-leg heavy duty swing set with three sections and a total of two tot swings and four butyl rubber swing seats.
5.
One galvanized pipe jungle gym or climber with a minimum ground space of seven feet.
e.
Basketball Courts. Basketball courts shall be a minimum size of 35 feet by 60 feet and shall contain as a minimum the following improvements:
1.
Two regulation backstops with rope or nylon nets, one at each end of the sixty-foot dimension.
2.
Court base and covering to be specified by the Borough Engineer and approved prior to construction.
3.
The backboard shall be fabricated from a piece of aluminum 1/4 inch by four feet by six feet. The backboard shall be braced with aluminum angle placed horizontal and distributed to assure a smooth, solid surface with no dead or soft spots.
4.
The braces shall be fabricated from aluminum angle two inches by two inches by 1/2 inch, four-foot log securely welded to backboard.
5.
The clamp for attaching board to support posts shall be cast from malleable iron. Clamp face shall have nonslip serrate surface.
6.
The support post will be 4 1/2 O.D. galvanized cantilevered post with a four-foot extension. The length of the post is 14 feet. There will be 1/2 inch hot roll steel plate welded into the end of the extension to mount the backboard from the post.
7.
The fittings shall be high strength malleable iron. The complete assembly shall extend the backboard three feet or four feet in front of support posts.
8.
The goal (rim) should be 18 inches diameter double ring fabricated of 5/8 inch diameter steel taping and 1/2 inch diameter steel bottom ring. The bracket which fastens ring to board shall be formed of 3/16 inches steel and six inches wide. Bracket shall be supported with two "V" shaped braces. The outside brace fabricated of 7/16 inch diameter steel and the inside brace fabricated of 3/8 inch diameter steel. The goal shall be an all welded unit.
9.
The net shall be fabricated of 13 gauge galvanized steel chain. The net shall be attached to the goal between the top and bottom ring with nine gauge galvanized steel "S" hooks.
f.
Tennis Courts. Tennis courts shall be regulation size and shall contain as a minimum, the following improvements:
1.
The two end posts shall be 3 1/2 inches O.D. galvanized pipes six feet by six feet long for official three feet six inches above and three feet below ground level. They should be capped to keep out moisture. All welds should be chipped, and primed, painted aluminum over galvanizing.
2.
The ratchet reel shall be the gear and pawl type made entirely of steel and malleable iron.
3.
The nylon tennis net shall be 42 feet by 3 1/2 feet with 1 3/4 inches openings, 43 thread nylon, 1/32 inch galvanized steel cable through top binding.
4.
The ground socket shall be fabricated of four inches P.D. galvanized pipe. A round cover plate shall be welded to one end. The other end shall have a threaded coupling welded to it. Screw in brass plug should be finished with the socket.
5.
Courts surrounded with twelve-foot high chainlink fence and buffer planting as recommended by the Borough Engineer.
6.
One wooden eight-foot bench per court.
7.
Night lighting as approved by the Borough Engineer.
8.
Courts paved and coated with colored sealer. Both paving and sealer specification must be approved by the Borough Engineer prior to construction.
g.
Multi-Purpose Fields. Multi-purpose fields shall be a minimum size of 300 feet by 600 feet and shall contain as a minimum, the following improvements:
1.
Completely grassed field.
2.
Two backstops and four player benches, locations will be specified by the Recreation Director and approved by the Borough Engineer.
3.
A minimum of two sets of spectator bleachers with a minimum of four rows per set.
4.
Night lighting as approved by the Borough Engineer.
h.
Playground Equipment.
1.
Topsails shall be fabricated of 2 3/8 inches O.D. galvanized pipe nine inches long. Toprail shall be eight feet above ground.
2.
The legs shall be fabricated of 2 7/8 inches O.D. galvanized pipe. Legs shall be of sufficient length to allow 18 inches to enter concrete footings.
3.
The fittings shall be fabricated of 2 7/8 inches O.D. galvanized pipe. A 2 7/8 inches O.D. socket shall be welded to the fitting to attach toprail fittings.
4.
The belt seat should be 3/8 inch thick by five inches wide plus/minus 25 inches long. Inserts shall be fabricated of 26 gauge martinsite steel with three 0.062 wire cables fastened to the insert. End brackets shall be fabricated of 14 gauge hot rolled steel zinc or cadmium plated. Grommets shall be fabricated of stainless steel. Seat covering shall be molded 50 durometer EPDM rubber.
Type of construction: The seat shall be molded in special dies over solid martinsite steel inserts. The inserts with cables completely circle the end holes and not only add strength to the molded rubber, but also deters vandals from cutting the belt. The holes (where "S" hooks enter seat), are completely encircled by the end bracket for reinforcement. Safety features include flexibility which minimizes accidents and the fact it is difficult to stand up and swing with a belt type of swing.
5.
The swing hanger shall be cast in two halves. The top half shall have a nonslip serrated surface. Two ears shall be cast on the top half and lower half to receive 3/8 inch hex bolt. The lower of the swing hanger body shall have a sintered bronze bearing incorporated into it. 3/8 inch diameter hex head bolts shall hold the two halves of the swing hanger together. The clevis shall be attached to the swing hanger together by a 7/16 inch diameter bolt through clevis and bearing. The clevis shall be trapped for 7/16 inch thread.
6.
The chain material should be 7/32 inch diameter steel wire and the dimensions (for each link) 13/16 inch wide, one equals 13/16 inch long. The chain shall be hot dipped galvanized and type of construction hot dipped galvanized 4/0 welded link chain.
7.
The cable assembly, each 19 mm rope shall consist of six strands of galvanized steel wire. Each strand is tightly wrapped with red nylon yarn wrapped around a galvanized steel cable core.
8.
The "S" hook shall be fabricated of 3/8 inch diameter hardened steel. Overall size 3 3/8 inches long, 2 5/16 inches wide. Shall be cadmium plated after fabrication.
§ 23-9.19 Off-Street Parking.
[Ord. No. 95-588, Art. IX]
In connection with every industrial, commercial, institutional, professional, recreational, residential or any other use, there shall be provided off-street parking spaces and parking lot standards in accordance with the following requirements:
a.
Standards.
1.
Every parking space outdoors or in a garage shall consist of not less than 200 square feet of usable area for each motor vehicle. The required parking area shall be measured exclusive of interior driveways or maneuvering areas.
2.
In the case of a parking lot which has facilities for five or more automobiles, any boundary or property line which abuts a residence district or a lot used for residence district or a lot used for residence purpose shall be screened from the adjacent property.
3.
Bus, tractor-trailer and trailer parking. Buses, tractor-trailers and trailers must be parked on the property and not the street. Buses, tractor-trailers and trailers are restricted to parking in industrial districts, except those incidental for farming operations.
4.
Size and Access.
(a)
Each dead storage bay of an off-street parking space may be perpendicular with the aisle, parallel with the aisle, or at an angle between 60° and 90°. The following are minimum stall and aisle dimensions:
(b)
No area shall be used for parking if it is not large enough to provide for at least three contiguous stalls, unless approval otherwise is obtained from the body, agency or official having jurisdiction of the plan.
(c)
When the parking area is designed for angle parking the stalls on both sides shall be inclined so as to permit a driver approaching from either end of the aisle to have access to the stalls on one side.
(d)
In lots having a capacity of more than 100 cars, a main access drive shall be provided from points of ingress and egress. No parking shall be permitted on the main access drive, nor shall it serve as an access aisle to adjacent parking spaces.
(e)
All parking areas shall be paved in accordance with this chapter and shall include barrier lines, lane lines, directional arrows and stoplines.
(f)
Entrance and exit drives shall have a minimum width of 16 feet for those designed for one-way traffic and 24 feet for those carrying two-way traffic.
(g)
All access drives shall provide a minimum turning radius of 30 feet.
b.
Location of Parking.
1.
Off-street parking spaces for special uses in residential zones and office uses in professional zones shall not be located between the front building line and street line. On corner lots, this restriction shall also apply to the space between the side street line and the side building line.
2.
Where parking is permitted between the front building line and the street line, whether by ordinance or variance, a safety island or raised median separating the public street from the parking area shall be provided in accordance with the following minimum requirements:
(a)
The width of the safety island shall be that width between the proposed street curbline to the point five feet inside the property line.
(b)
Safety islands shall be raised a minimum of six inches above the adjacent parking area.
(c)
Safety islands shall be topsoiled and seeded or otherwise landscaped, except that they may, in the alternative, be constructed of maintenance-free materials which provide a clear and unmistakable distinction between the parking area and the safety island.
(d)
Not withstanding the use of maintenance-free materials, there shall be provided at least one deciduous tree two inches in diameter at breast height every 40 feet or part thereof, on all safety islands. A greater distance will be allowed for plantings if necessary for traffic safety. The area between trees shall be planted with a minimum of three evergreen type shrubs.
(e)
No commercial signs, light standards or other aboveground obstructions other than plantings shall be permitted in the safety islands.
(f)
When parking areas abut the safety island, a continuous wheel stop shall be provided three feet from the normal edges of the island, and the minimum depth of the stalls shall be increased by one foot. If cast-in-place curb is used for the wheel stop, it shall be placed as above stated and the stall depth measured from a point two feet outside the face of the curb.
c.
Small Parking Areas. Parking areas having 50 or less spaces shall be designated to provide the following minimum design requirements:
1.
Safety island or raised median as herein described.
2.
A five-foot unbroken landscaped driving strip along all side property lines from the street line to the rear lot line, unless otherwise specified herein.
3.
Not more than one two-way access drive or two one-way access drives on any one street unless approval otherwise is obtained from the body, agency or official having jurisdiction over the plan.
4.
All safety islands and landscaped dividing strips planted with at least one deciduous tree with a trunk of two inch diameter at breast height every 40 feet, or part thereof, and the area between trees planted with a minimum of three evergreen-type shrubs.
5.
All entrance and exit drives shall be curbed on both sides from the street curb to a point at the beginning of the access drive or parking stalls.
d.
Large Parking Areas. Parking lots which have a capacity for parking more than 50 vehicles shall incorporate the following minimum design standards:
1.
All entrance and exit drives shall be curbed on both sides a minimum distance of 100 feet back from the street curb or to a major collector aisle.
2.
No parking stalls which shall require the use of the entrance and exit drives as access aisles shall be permitted.
3.
All access drives located along one-way streets of divided highways shall be separate one-way drives. Said drives shall be located so that vehicles enter the parking area at the beginning of the property and exit at the far end of the property unless other considerations, such as median openings, dictate otherwise.
4.
All directional (one-way) drives shall be marked with appropriate signs facing all peripheral service roads serving the property as well as the parking area.
5.
On lots having frontage of 100 feet or less, driveways, exits and entrances shall be located as far as practical from an intersection. On lots having a frontage in excess of 100 feet, driveways, exits and entrances shall be located as near the middle line as practical. However, on such lots the entrance or exit driveways need not be located more than 500 feet from the intersection. Measurements shall be taken for the purpose of locating the driveways from the curbline of the intersection.
6.
No driveway shall be located less than 10 feet from the side property line or within 30 feet of an existing drive, whichever is greater.
7.
No property having a frontage of less than 100 feet shall have more than one two-way driveway on one street. No property having less than 1,000-foot frontage shall have more than two driveways on one street. Any frontage greater than 1,000 feet may have more than two drives on one street; however, the number location, size and design shall be subject to the approval of the body, agency or official having jurisdiction over the plan.
8.
There shall be provided landscaped safety islands as described aforesaid.
9.
Any parking area providing spaces for more than 200 cars, shall in addition, provide concrete sidewalks within the parking area for pedestrian movement. Sidewalks shall be at least four feet wide and shall be located in such a manner as will prevent them from being blocked by overhanging cars. A portion of any landscaped dividing strip may be used for sidewalk construction.
e.
Parking Area Landscaping. Every parking lot with 100 or more spaces shall be divided as nearly as possible into smaller lots of 50 spaces separated by landscaped dividing strips, excepting the area for access aisles. The plantings required within the parking area shall be considered exclusive from any other plantings that may be required for screening or foundation planting. The following criteria shall apply for internal landscaped dividing strips:
1.
They shall have a minimum width of seven feet.
2.
They shall be seeded and topsoiled. The use of maintenance free material other than topsoil may be permitted if the same provides a safe and attractive alternative.
3.
They shall be planted with deciduous trees of two-inch diameter at breast height having a maximum distance between trunks at ground level of 40 feet. All trees shall be planted in the dormant state.
4.
The area between trees shall be planted with a minimum three evergreen-type shrubs.
f.
Retaining Walls and Landbanks.
1.
In the event that parking is proposed on a lot or site having a slope greater than 10%, regardless of size, it shall be terraced, utilized retaining walls or properly reinforced landbanks and providing for adequate safety, stability and drainage. At no time should a landbank that is not reinforced or any other earthen material having greater elevation than the adjacent parking areas, having a slope exceeding 2:1.
2.
When retaining walls or landbanks or similar types of earthen materials are necessitated adjacent to or within parking area, they shall be kept in good repair or otherwise maintained so as to keep the parking area free of debris dirt.
g.
Other Consideration. All uses, including existing uses that are changed, expanded or modified as to structure or function, shall be bound by the above requirement. In addition, no unrestricted vehicular access shall be permitted between adjacent properties. Vehicular access, if agreed upon by the owners or possessors of adjacent properties, shall be limited to one opening providing two lanes of traffic and shall be located in such a manner so as to offer continuity of a similar access drive on the adjacent property. The opening shall occur at a point having the greatest distance from the street line that would facilitate the joining of properties. Access shall be denied across the remainder of the sidelines by construction of a landscaped dividing strip, five feet in width on the property being developed. If and when the adjacent property is developed, there shall be a similar dividing strip at least five feet wide. All dividing strips shall be landscaped as provided in paragraph e herein.
h.
Screening of Refuse Area. These areas adjacent to or within the parking areas designated as refuse, storage and pick-up areas shall be properly screened to prevent the unsightly display and the scattering of debris. The following minimum requirements shall apply:
1.
The area shall be surrounded on at least three sides by a solid uniform fence or a wall not less than five feet nor more than eight feet in height and maintenance in good condition. The wall of an adjacent building may serve as one side. Said fence shall be exempt from the provisions of any ordinance of this municipality regulating the height of fences and requiring permits therefor.
2.
The opening in said screen wall or fence shall be located as to prevent the visual display of refuse from any adjacent parking area or street.
i.
Screening of Equipment or Machinery.
1.
When the effective operation of a building or structure, or equipment within a building or structure, necessitates placing machinery, generators, or similar devices for cooling, heating or generating purposes outside or on top of any structure, it shall be screened from public view. Said screening may consist of any of the following materials.
(a)
Densely planted evergreen shrubs which shall grow to not less than five feet after one growing season.
(b)
A solid and uniform fence at least five feet in height on four sides of said equipment.
(c)
A masonry wall at least five feet in height on four sides of said equipment.
(d)
Any similar type of solid uniform screening which will prevent exposure of such equipment to public view.
2.
The above requirements shall not be construed to prevent an opening in any required screening for maintenance purposes. However, any such opening shall be made as inconspicuous as possible so as not to present a display of said equipment to public view.
j.
Maintenance and Performance Bonds.
1.
The owner of property covered by the on-site parking provisions of this chapter shall be required to post a performance bond covering the full amount of such improvements as are required herein. The amount of the bond shall be determined by the Borough Engineer and shall be filed with the Borough Clerk prior to site plan or other approval.
2.
Upon satisfactory completion of the work, said owner shall supply a cash maintenance bond for a period of two years for 15% of the amount of performance bond. Prior to expiration of said maintenance bond, Borough Engineer shall conduct an inspection to ascertain if the required improvements are intact and are in satisfactory condition. In the event the requirements have not been met, the developer shall be informed as to what further work may be necessary. If after six months the work has not been completed to the satisfaction of the Borough Engineer, then the applicant shall be required to forfeit any or all of the maintenance bond.
k.
Minimum Off-Street Parking Spaces Required. No building or structure shall be erected nor any major reconstruction or change in use made to an existing building or structure unless there already is existing upon the lot or unless provisions are made for off-street parking facilities providing adequate parking spaces on the basis of the following minimum requirements:
1.
Automotive repair, garage or body shop: One parking space for each 400 square feet of gross floor area.
2.
Automobile sales: 1.5 parking spaces for each 1,000 square feet of gross floor area for exclusive use of customers. In addition, there shall be provided at least 170 square feet of lot area for each vehicle stored on the premises to be sold, rented or otherwise used in the operation of the business. The lot area to be used to compute the number of vehicles that can be stored on the premises shall be the total lot area not used for building or customer parking as herein provided.
3.
Automotive Service Station: Five parking spaces for each service bay, exclusive of vehicle service area. In no instance shall there be fewer than five off-street parking spaces.
4.
Banks, Savings and Loan Association and Similar Financial Institutions: One parking space for each 200 square feet of gross floor area.
5.
Bar, Cocktail Lounge or Nightclub, including Restaurants with Bars: One parking space for each 50 square feet of gross floor area.
6.
Barber and Beauty Shop: Three parking spaces for each chair.
7.
Bowling Alley: Five parking spaces for each alley. Other commercial uses within the same building will be computed separately in accordance with this chapter.
8.
Business Offices: One parking space for 200 square feet of gross floor area.
9.
Car Washes: Five parking spaces for employees plus off-street storage space equal to at least five times the number of cars that can be in the wash process at one time. For self-wash or self-service car washes, the requirement for employee parking shall be eliminated.
10.
Church, Temple or Chapel: One parking space for each four seats in the main auditorium. Where no individual seats are provided, 20 inches of bench shall be considered as one seat.
11.
Schools, including Academies, Junior High Schools, Elementary Schools, Technical and Art Schools and Similar Institutions of Learning: One parking space for each four seats in the main auditorium, plus one parking space for each administrator, teacher, student and any other employees.
12.
Community Center, Library, Museum or Art Gallery: One parking space for each 200 square feet of gross floor plan.
13.
Community Club, Private Club or Lodge: One parking space for each 100 square feet of gross floor area, plus 1 1/2 spaces for each boat slip where applicable.
14.
Convalescent Home, Nursing Home or Rest Home: One parking space for each three beds, plus one parking space for each two employees, including nurses and other staff.
15.
Meeting Rooms, Assembly or Exhibition Halls: Without fixed seats, one parking space for each 50 square feet of gross floor area. With fixed seats, one parking space for every four seats.
16.
Dwellings: Two parking spaces for each single-family dwelling; for multiple-family dwellings, two parking spaces for each dwelling.
17.
Dental or Medical Offices: Three parking spaces for each doctor, plus one parking space for each 150 square feet of gross floor area.
18.
Drive-In Restaurant: One parking space for each 35 square feet of enclosed floor area, plus one parking space for each four seats.
19.
Driving Ranges, Miniature Golf (Indoor and Outdoor), Indoor Computer Golf and Batting Cages: One parking space for each tee, hole or batting cage.
20.
Furniture, Appliance Stores or Similar Types of Uses Requiring Large Amount of Storage: One parking space for each 400 square feet up to 4,000, plus one parking space for each 800 square feet of gross floor area above 4,000.
21.
Government, County or Municipal Offices: Four parking spaces for each 1,000 square feet of gross floor area.
22.
Hardware or Auto Supply Stores: One parking space for each 400 square feet of gross floor area.
23.
Hospital (General, Mental or Sanitarium): One parking space for each three beds, plus one space for each employee on the shift having the greatest number of employees, plus one space for each visiting doctor.
24.
Hotel or Motel: One parking space for each rental unit. Each commercial use within the building shall be computed separately according to the requirements for such use set forth herein. The approving authority may allow up to 50% of the required parking for commercial uses in the hotel or motel to be satisfied by guest room parking.
25.
Laundromats or Similar Coin-Operated Cleaning: One parking space for each four cleaning units or fraction of four cleaning units.
26.
Manufacturing or Industrial Establishment, Research or Testing Laboratory, Bottling Plant or Similar Uses: One parking space for each 500 square feet of gross floor area or two parking spaces for each three employees, whichever is greater. If the number of employees or the gross square footage of the principal building(s) cannot be determined at the time of the application, the sufficient land area shall be reserved to provide a total number of spaces at the rate of one space for each 300 square feet of maximum lot coverage.
27.
Marina, Boat Yard or Boat Sales: 1 1/2 parking spaces for each boat slip, plus one parking space for each employee.
28.
Mortuary Funeral Home: One parking space for every 150 square feet in slumber rooms, parlors and funeral service rooms.
29.
Nursery School, Day Camp or Similar Uses: One parking space for each employee, plus one parking space for each vehicle used for transportation of students.
30.
Personal Services Establishment: One parking space for each 200 square feet of gross floor area, plus one space for each vehicle used in connection with the business.
31.
Professional Office, such as Architectural, Clerical, Engineering, Legal and Similar Uses: One parking space for each 200 square feet of gross floor area.
32.
Public and Private Utilities (Electrical Substation, Gas Regulator, Water Works, Station and Similar Facilities): One parking space for each vehicle stored on the premises, plus one parking space for each employee on the shift which has the greatest number of employees.
33.
Restaurant, Cafe or Diner: One parking space per three seats, and one parking space for every two employees.
34.
Recreation Facilities: Those not specifically mentioned herein shall be determined by the approving authority.
35.
Retail Stores, except otherwise specified: One parking space for each 200 feet of gross floor area.
36.
Studio (Art, Music, or Dance for the Purpose of Giving Instruction): One parking space for each 50 square feet of floor area used for giving such instructions.
37.
Shopping Centers: Six parking spaces for each 1,000 square feet of gross floor area for centers having less than 500,000 square feet. Shopping centers having 500,000 square feet or more shall provide parking at the rate of 5.5 space for each 1,000 square feet of gross floor area. If more than 5% of the enclosed gross floor area of any shopping center is occupied by malls, lobbies, corridors, heating plants or other space not utilized for direct commercial purposes, which in the opinion of the approving authority will not generate a need for parking, the approving authority shall allow the parking required to be based on the gross leasable area of the shopping center at the above rate. The "gross leasable area" for the purpose of this chapter shall be defined as the total floor area designed for tenant occupancy and exclusive use, including basement, mezzanines and upper floors. This definition shall not, however, include offices, theaters or similar nonretail occupants.
38.
Theater: One parking space for each three seats.
39.
Veterinary or Animal Hospital: One parking space for each 400 square feet of gross floor area.
40.
Warehouse, Wholesale, Machinery or Large Equipment Sales: One parking space for each 1,500 square feet of gross floor area, plus one space for each vehicle used in connection with the business.
41.
Colleges or Universities: Two parking spaces for each three students, plus one parking space for each administrator, teacher and any other employee.
l.
Miscellaneous. In computing the number of the above required parking spaces, the following rules shall govern:
1.
Where fractional spaces result, the required number shall be construed to be the nearest whole number.
2.
The parking space required for a use not specifically mentioned herein shall be the same as required for a use of similar nature as determined by the approving authority.
3.
Nothing in the above requirements shall be construed to prevent the joint use of off-street parking facilities by two or more uses, provided the total of such spaces shall not be less than the sum of the requirements for various individual uses computed separately by the above requirements.
4.
All required parking facilities shall be located on the same lot or parcel as the structure or use it shall serve. In the case of nonresidential uses, parking facilities may be provided on other lots or parcels, but shall not be greater than 300 feet from the structure or use it shall serve.
5.
No part of off-street parking required by a structure or use shall be included as part of an off-street parking requirement of another use unless substantial proof and assurance are established that the use of this parking will not be simultaneous.
6.
Where special traffic problems exist, the approving authority may require a special survey of conditions and require the location of entrances and exits to the parking lot to be altered to minimize congestion and hazard.
§ 23-9.20 Off-Street Loading.
[Ord. No. 95-588, Art. IX]
In some zones, in connection with buildings occupied by industrial, commercial and certain institutional uses, there shall be provided and maintained on the same lot with such building, off-street loading berths in accordance with the requirements of the table following:
a.
Size and Location. Each loading space shall be not less than 12 feet in width, 35 feet in length and have a minimum vertical clearance of 14 feet, and may occupy all or any part of the required yard.
b.
Required Number of Off-Street Loading Spaces.
Use | Loading spaces |
|---|---|
Hospital: square feet of gross floor area under: | |
10,000 | 1 |
10,000-30,000 | 2 |
Funeral home | 1 |
Office, hotel, retail service, wholesale, warehouse, manufacturing, processing or repairing: | |
Floor area: | |
Under 10,000 | 0 |
10,0000 to 25,000 | 1 |
25,001 to 40,000 | 2 |
40,001 to 60,000 | 3 |
60,001 to 100,000 | 4 |
§ 23-9.21 Additional Off-Street Parking and Loading Regulations.
[Ord. No. 95-588, Art. IX; Ord. No. 2002-715, § 1]
Additional off-street parking and loading areas shall be as follows:
a.
Joint Facilities for Parking and Loading.
1.
Off-street parking and loading facilities for separate uses may be provided jointly if the total number of spaces so provided is not less than the sum of the separate requirements for each use, and provided that all regulations governing the location of accessory spaces in relation to the use served are adhered to and that no accessory space or portion thereof shall serve as a required space for more than one use.
2.
In the calculation of area for off-street parking and loading, there shall be excluded that area which shall have a minimum width of 15 feet, which is to be reserved for access from the road to the loading area, thereby serving as a service access for the premises in which the building is to be erected. Service access may be located in all or part of any required yard.
b.
Development and Maintenance of Parking and Loading Areas. Every parcel of land hereafter used as a public or private parking area for five or more cars or loading area, including a commercial parking lot, shall be developed and maintained in accordance with the following requirements:
1.
Screening and Landscaping. Off-street parking areas for five or more vehicles and off-street loading areas shall be screened on the side or sides which adjoin residential zones.
2.
Minimum distances and setbacks. No off-street loading area or parking area or part thereof for five or more vehicles shall be closer than 10 feet to any dwelling, school, hospital or other institution for human care located on an adjoining lot, or two feet from any lot line.
3.
Surfacing. Any off-street parking areas shall be paved in accordance with paragraph I of this subsection. All of the exterior of any building shall be in keeping with other structures in the neighborhood.
c.
Substation electric and gas facilities, sewage lift station, water pumping station, transmission lines and gas regulators stations subject to the following special requirements:
1.
No storage of materials and trucks and no repair facilities or housing of repair crews, except within completely enclosed buildings.
2.
The architectural design of the exterior of any building shall be in keeping with other structures in the neighborhood.
3.
Screening to be developed as defined in this chapter. All plants not surviving one, two-year period after planting must be replaced.
d.
Model homes or sales offices within a subdivision shall be allowed, but only during the period necessary for the sale of new homes within such subdivision. Such uses shall not be considered a business use.
e.
(Reserved)
f.
Conditional Uses. The following conditional uses may be authorized by the Planning Board, provided that applications conform to the following specifications and standards: Areas shall be marked so as to provide for the orderly and safe loading, parking and storage of self-propelled vehicles.
g.
Lighting.
h.
Drainage. Any off-street parking area and off-street loading areas shall be graded and drained so as to dispose of all surface water without detriment to surrounding uses.
i.
Parking Lot, Driveway and Loading Area Design Standards.
1.
Parking areas to be used exclusively for automobile traffic, except for infrequent small truck deliveries, shall be constructed of six inches of quarry blend stone with a two inch FABC-1 surface content.
2.
Parking areas subject to heavy loadings from trucks or other heavy vehicles shall be constructed of five inches of bituminous stabilized base with a two inch FABC-1 surface course.
3.
In areas where there is a combination of the above uses, the lot should be constructed using the truck standard 5d where heavier loadings will be imposed and using the automobile standard where cars will be parked.
4.
Loading areas for trucks shall be constructed either of truck standard mentioned in paragraph i,2 above, or of concrete reinforced with No. 5 bars at 12 inches on center each way. The concrete utilized shall be 4,000 PSI at twenty-day compressive strength.
5.
Driveways in residential developments shall be constructed of two inch FABC - Surface paving on a base of six inches of quarry blend stone or of four inch thick concrete of 3,000 PSI strength with No. 9 reinforcement wire or equivalent on a suitable stable subbase.
6.
The respective reviewing board has the authority to review and approve substitute design standards for driveways in residential developments on an individual case by case basis as applications are received and reviewed. In certain residential areas, as determined by the respective board, stone driveways may be allowed using six inches of red stone or other acceptable material to the Board. Pinned railroad ties shall be installed for borders. The approvals may be given on a case by case basis as requested by the individual developer. The respective Board will have the final determination as to the approval or denial of the use of stone driveways in residential areas.
7.
Design Standard for Drive-Thru Window Services. All drive-thru window service establishments shall provide a stacking lane for a minimum of five vehicles per window subject to approval of the approving authority. In all instances, an escape lane shall be provided to prevent traffic congestion on the site.
§ 23-9.22 Signs.
[Ord. No. 95-588, Art. IX]
See Article X.
§ 23-9.23 Wetlands.
[Ord. No. 95-588, Art. IX]
All applications for development and uses of wetlands shall be subject to and permitted only in compliance with the provisions of the New Jersey Freshwater Wetlands Protection Act. (N.J.S.A. 13:9B-1 et seq.). and the regulations adopted thereunder (N.J.A.C. 7:7A-1 et seq.). Any provisions in this chapter referring to wetlands regulations shall be construed to mean the provisions of the New Jersey Freshwater Wetlands Protection Act and the regulations adopted pursuant thereto.
a.
Development Restricted.
1.
No development shall be permitted in or on any wetlands within the jurisdiction of the Borough.
2.
No development, except for those uses which are specifically authorized in paragraphs b1, b2 and b3, shall be permitted within 100 feet of any wetlands, unless the applicant demonstrated to the approving authority that the proposed development will not result in a significant adverse impact on the wetlands. For purposes of this subsection, a significant adverse impact shall be deemed to exist where it is determined that one or more of the following modifications of a wetlands will have an irreversible effect on the ecological integrity of the wetland and its biotic components:
(a)
An increase in surface water runoff discharging into a wetland.
(b)
A change in the normal seasonal flow patterns in the wetlands.
(c)
Alteration of the water table in the wetland.
(d)
An increase in erosion resulting in increased sedimentation in the wetland.
(e)
A change in the natural chemistry of the ground or surface water in the wetland.
(f)
A loss of wetland habitat.
(g)
A reduction in wetland habitat diversity.
(h)
A change in wetlands species composition.
(i)
A significant disturbance of areas used by indigenous and migratory wildlife for breeding, nesting or feeding.
b.
Permitted Uses. The following development shall be authorized within a wetland:
1.
Horticulture of native plant species and berry agriculture.
2.
Low-intensity uses, such as hunting, fishing, trapping, hiking, boating and swimming, provided that such uses do not involve any structure other than docks, piers, moorings and boat launches. Such structures may be permitted, provided that there is no significant adverse impact on the wetland as set forth in paragraph a above.
3.
Fish and wildlife management activities, provided that the activity conforms to all applicable state and federal regulations and that the activity does not have a significant adverse impact on the wetland as set forth in paragraph a above. On a case by case basis, proposals shall be evaluated relative to the scientific research value of the proposal.
4.
Public improvements such as bridges, roads, trails and utility transmission and distribution facilities, provided that:
c.
Clearing Standards. For lots containing portions of designated wetland buffer, the following shall prevail:
1.
100-foot buffer: 10% of the vegetative cover up to a maximum of 2,000 square feet per lot shall be allowed to be cleared up to the fifty-foot buffer line.
(a)
Uses: limited to outdoor activities (sandbox, swings, sheds), no dwelling units or extension thereof or garages shall occur within the designated buffer.
§ 23-9.24 Conventional Septic Systems.
[Ord. No. 95-588, Art. IX]
In order to develop on a lot less than 40,000 square feet utilizing on-site conventional septic wastewater systems, the following criteria shall be met:
a.
The location of the system and its discharge point, and size of the parcel on which the system is located, will ensure that groundwater exiting from the parcel or entering a surface body water will not exceed two parts per million nitrate/nitrogen;
b.
The percolation rate is no greater than 30 minutes per inch.
c.
The depth to seasonal high water table is at least five feet.
d.
Any potable water well will be drilled and cased to a depth of at least 100 feet, unless the well penetrates an impermeable clay aquiclude, in which case the well shall be cased at least 50 feet; and
e.
The location of all wells within 500 feet of the site shall be shown.