Port Republic City Zoning Code
ARTICLE XII
Design and Improvement Standards for Subdivisions and Site Plans
§ 160-117 Establishment of minimum standards.
[Amended 9-11-1990 by Ord. No. 08-1990]
The standards of the City of Port Republic as established within the various zoning districts are to be considered minimum. Prior to the granting of final approvals for subdivision or site plan, the developer shall have installed improvements required by the Planning Board or have posted a performance guaranty sufficient to cover the costs of said improvements. Improvements may include those recommended by state and county agencies which have participated in the review. Construction standards and required improvements are intended to protect the general health, safety and welfare. In certain instances all of the improvements listed in this article may not be appropriate, in which case the Planning Board may issue a waiver. Standards established within this chapter and those hereafter adopted by the City of Port Republic shall govern design, construction and installation of improvements within the City of Port Republic. Failure by a subdivider, developer, constructor or agent to conform to these specifications shall be just cause for suspension of work without right to claim damages from the City or its officers or agents. In the Pinelands Area, all development shall conform to the development standards set forth in Article XIV.
§ 160-118 Additional standards.
In the event that the City of Port Republic has not adopted standards for a specific type of improvement, generally accepted engineering standards as set forth in accepted engineering and construction manuals and modified as necessary by the City Engineer shall be used. Also, the standards discussed in, A Guide to Residential Design Review, published by the New Jersey Department of Community Affairs, Division of Local Government Services, Local Planning Assistance Unit, may be applied by a municipal agency where appropriate.
§ 160-119 Inspection.
Prior to construction, all stakes and grades shall be set by a licensed land surveyor and a set of the notes resulting shall be filed with the City Engineer. Before work commences the City Engineer shall be notified, and under no circumstances shall underground work be covered until inspected by the appropriate official. If, during construction, the subdivider/developer fails to meet specified requirements or to correct unacceptable work, they shall be notified of such failure by certified mail, return receipt required, with instructions for correcting the situation. If corrections have not been made within 10 days, the City shall serve the subdivider/developer with notice of failure to comply and work may be suspended. A copy of the notice shall be forwarded to the Planning Board.
§ 160-120 Site conditions.
A.
Prior to and during construction, no topsoil shall be removed from the site or utilized as fill without approval of the Construction Official. Soil displaced by construction shall be redistributed so as to provide a six-inch base throughout the development, which shall be stabilized by seeding and planting.
[Amended 4-13-1982 by Ord. No. 20-1982]
B.
Developed areas shall be cleared of all stumps, litter, rubbish, brush, dead and dying trees, root, debris and scrap building materials prior to receipt of a certificate of occupancy.
C.
All fill shall be clean and free of decaying materials.
D.
No changes shall be made in elevations or contours on the site other than those shown as approved on the preliminary plat.
E.
During construction, the site shall be left daily in a sanitary and safe condition. The Construction Official or City Engineer may require installation or construction of temporary improvements on the site to prevent personal injury, property damage, health hazards, erosion, flooding or other peril. Such improvements may include grading, retaining walls, pipes, culverts and other specific site improvements to limit negative impacts.
[Amended 4-13-1982 by Ord. No. 20-1982]
F.
Where existing materials and soil conditions are not satisfactory for utility and street construction, the unsatisfactory material shall be excavated and replaced with approved fill.
§ 160-121 Improvements.
A.
Roadways. The subdivider/developer shall observe the following requirements and standards:
(1)
The Planning Board will take into consideration the officially approved Master Plan or an Official Map, if any, in review and approval of subdivision plats.
(2)
Local streets shall be so designed as to discourage through traffic.
(3)
Subdivisions abutting arterial roads shall provide a marginal service road with an approved buffer strip as a means of separation of through and local traffic.
(5)
The right-of-way width for internal roads and alleys in commercial developments shall be determined on an individual basis.
(6)
No residential service street may be connected directly to any artery other than a collector street.
(7)
Streets having a right-of-way of 50 feet shall not be less than 30 feet wide between curblines and streets having a right-of-way of 60 feet shall not be less than 40 feet wide between curblines.
(8)
Subdivisions that adjoin or include existing streets that do not conform to widths as shown on the Master Plan or Official Map, if any, or the street width requirements contained within this chapter, shall dedicate additional width along either one or both sides of said road. If the subdivision is along one side only, 1/2 of the required extra width shall be dedicated.
(9)
No street shall have a minimum grade of less than 0.2%. All streets shall have a crown of not less than six inches.
(10)
Streets shall be as nearly at right angles as possible, and in no case shall such streets be at an angle of less than 75°. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 10 feet.
(11)
Street jogs with center-line offsets of less than 100 feet shall be prohibited.
(12)
A tangent of at least 100 feet long shall be introduced between reverse curves on arterial and collector streets.
(13)
When connecting street lines deflect from each other at any one point by more than 10° but not more than 45°, they shall be connected by a curve with a radius of not more than 100 feet for minor streets and 300 feet for arterial and collector streets.
(14)
Dead-end streets (culs-de-sac) shall not be longer than 600 feet. They shall be provided with an unobstructed turning radius of at least 40 feet at the end of which shall be tangent, whenever possible, to the right side of the street. If a dead-end street is of a temporary nature, a similar turnaround shall be provided and provisions made for future extension of the street and reversion of the excess right-of-way to the adjoining properties.
B.
Surface drainage. Where drainage water from the streets shown on the plat discharges on the property of either the owner or another, proper easements shall be obtained by the applicant and shall be furnished to the City, covering the rights to discharge such drainage water.
C.
Blocks.
(1)
Block lengths and width or acreage within bounding roads shall be such as to accommodate the size of the 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 700 feet long, pedestrian crosswalks shall be required in locations deemed necessary by the Planning Board. Such walkways shall be 10 feet wide.
D.
Street surfacing and curbs and gutters.
(1)
Subgrade. Where fill is required, the underlying ground surface shall be stripped of all brush and trees before filling is commenced. The material used for fill shall be suitable therefor and shall be free from any matter that may decay. The fill shall be formed in successive layers and each layer compacted by operating the construction equipment over it until it is firm and unyielding before the next layer is placed. Before construction of the gravel base is commenced, the subgrade shall be neatly dressed to the proper lines, grade and cross sections.
(2)
Pavement foundation.
(a)
The pavement foundation shall consist of six inches of compacted gravel and four inches of bituminous stabilized base.
(b)
The gravel base course shall consist of six inches of compacted road gravel, Type 2, Class A or B, conforming to the requirements of the New Jersey State Highway Department Standard Specifications.
(c)
The finished subbase shall be thoroughly compacted and bound together, hard, smooth and even, free from defects and at the proper grade and contour.
(d)
The bituminous stabilized base course shall comply with the requirements of Section 3.2A (Mix No. 1) of the New Jersey State Highway Department Standard Specifications.
(3)
Bituminous concrete pavement. Streets shall be permanently paved with two-inch-thick bituminous concrete pavement, Type FABC-1, Mix No. 5. The pavement shall be constructed in accordance with the requirements of the New Jersey State Highway Department Standard Specifications.
(4)
Concrete curbs, gutters and sidewalks, if required.
(a)
Materials for concrete shall conform to the requirements of the New Jersey State Highway Department Standard Specifications. Concrete shall be Class B. Metal forms shall be used for the construction of concrete curbs and gutters. Curbs are to be six inches wide and 18 inches deep and are to be constructed true to the required lines, grades and curvatures. Gutters are to be six inches thick and 24 inches wide. Sidewalks are to be four inches thick and five feet wide.
(b)
At all intersections a four-foot-wide area of the sidewalk on each roadway corner shall be gradually ramped to meet the roadway at grade to enable persons in wheelchairs to easily cross roadways.
E.
Stormwater. Provisions shall be made and shown on a set of plans accompanying the preliminary plat for collection and conveyance of stormwater on-site and, as required, off-site, and for proper connection with an approved system.
(1)
Collection system basis shall be in accordance with the rational method of design using the formula:
Q = AIR |
Where: | ||||
Q | = | The required capacity in cubic feet per second for the collection system at the point of design. | ||
A | = | The tributary drainage area in acres, including areas tributary from outside sources as well as from within such subdivision itself. | ||
I | = | The rainfall intensity in inches per hour, determined from Rainfall Intensity Duration Curves for New Jersey as prepared by the New Jersey Department of Transportation. | ||
R | = | The coefficient of runoff applicable to the area based upon soil conditions, average slope of the area and degree of ultimate area development. In no case shall R equal less than 0.30. | ||
(2)
Flow design criteria shall be based upon a design storm that will be equaled or exceeded on a frequency of once every 15 years. System design will be based upon Mannings Formula of:
d = | 2.159 QN 3/8 s 1/2 |
Where: | ||||
d | = | The diameter of the pipe in feet. | ||
Q | = | The average discharge in cubic feet per second. | ||
N | = | The coefficient of friction determined by kind of pipe. | ||
s | = | The slope of the pipe in feet per foot. | ||
N | = | 0.015 for pipes < 18 inches | ||
0.013 for pipes > 18 inches | ||||
(3)
The system of collection shall include:
(a)
Curbs six inches wide and 18 inches deep constructed of Class B concrete and true to required lines, grades and curvatures.
(b)
Catch basins and manholes constructed in accordance with New Jersey Standard Specifications for Road and Bridge Construction, 1961 Edition, as amended. Access manholes shall be required at intervals of 300 feet. Sufficient catch basins will be installed at each intersection to avoid gutter overflow and at low points in street grades.
(c)
Reinforced concrete pipe shall be utilized, which shall be minimally 12 inches in diameter laid in straight alignment. All transitions in slope, change of direction or pipe size shall be confined to manholes or catch basins. Such pipes shall conform to AASHOM-170 for specified diameter and strength class. Installation shall be inspected by the appropriate City official and shall be in accordance with accepted engineering practice.
(d)
Gutters. Surface drainage in gutters shall be limited to the equivalent of the flow from 1.5 impervious acres; however, where the tributary impervious area exceeds the runoff from 1.0 impervious acres, a double-inlet catch basin will be used.
(e)
In certain limited traffic areas, valley gutters may be permitted at T-intersections.
(f)
In no case shall provisions for storm drainage overload an existing facility, and in those instances where increased flow may create increased potential for erosion or flooding, the subdivider/developer may be required to improve the off-tract facility in accordance with this chapter.
(g)
Where a subdivision is transversed by a watercourse, a surface or groundwater drainage or drainage system channel or stream or a dedicated drainage right-of-way easement at least 10 feet in width shall be granted to the City of Port Republic.
F.
Surface water runoff. Provisions shall be made to manage, regulate and control the rate and velocity of surface water runoff created by alterations and disturbances to the ground cover and natural runoff patterns, according to the following requirements and standards:
(1)
Provisions shall be shown on a set of plans accompanying the preliminary plat. The following information shall accompany the detailed provisions:
(a)
The proposed finished grade elevations at the corners of any structure or structures.
(b)
Existing topography and proposed grading at contour intervals of two feet or less.
(c)
The lowest elevation within any proposed structure after its completion.
(d)
The location, type and size of all existing and proposed storm drainage facilities and other utilities servicing the premises in question.
(e)
The location, size and nature of all existing and proposed drainage rights-of-way or easements and the location, size and description of any land to be dedicated to the City.
(f)
The layout and size of any existing and proposed public streets.
(g)
The location, type and size of all existing and proposed erosion and siltation control measures, such as slope protection, soil stabilization, sedimentation basins, sediment traps, headwalls and water retention facilities.
(h)
All the pertinent rainfall data, stream flow data, gaugings, etc., on which calculations were based.
(i)
Complete calculations and hydraulic profiles for normal, average and storm of record.
(j)
In addition, where required by the Planning Board, the developer shall furnish information relating to subsurface conditions, based on percolation tests and soil borings or probes.
(k)
Any and all other information and data necessary to meet any of the requirements of this chapter.
(2)
No land area, except for single-family residential construction not part of a major subdivision, shall be developed such that:
(a)
The volume and/or rate of stormwater runoff occurring at the area is increased over what occurred there under conditions existing on or before the effective date of this chapter.
(b)
The drainage of adjacent areas is adversely affected.
(c)
Soil erosion during and after development is increased over what naturally occurs there.
(d)
Soil absorption and groundwater recharge capacity of the area is decreased below the conditions existing on or before the effective date of this chapter.
(e)
The natural drainage pattern of the area is significantly altered.
(3)
In order to duplicate as nearly as possible natural drainage conditions, regulation and control of stormwater runoff and erosion shall be through on-site stormwater detention and/or ground absorption systems which include but are not limited to the following:
(a)
Detention areas, which may be depressions in parking areas, excavated basins or basins created through use of curbs or any other form of grading which serves to temporarily impound and store water.
(b)
Rooftop storage through temporary impoundment and storage of stormwater on flat or slightly pitched building rooftops by use of drain outlets which restrict the stormwater runoff from the roof surface.
(c)
Dry wells or leaching basins which control stormwater runoff through ground absorption and temporary storage.
(d)
Porous asphaltic pavement which preserves the natural ground absorption capacity of a site and provides a subsurface reservoir for temporary storage of stormwater.
(e)
Any system of porous media, such as gravel trenches, drained by porous wall or perforated pipe, which temporarily stores and dissipates stormwater through ground absorption.
(f)
Any combination of the above-mentioned or other techniques, as approved by the City Engineer, which serve to limit and control stormwater runoff from a given site.
(4)
Stormwater retention facilities shall be designed to contain an amount equal to the increase in volume of runoff which would result from development of any site. All facilities shall be designed to accommodate a volume of runoff produced by 7.5 inches of rainfall over a twenty-four-hour period or three inches over a one-hour period. The portion of a rainfall which becomes direct surface runoff, hereby known as "rainfall excess," shall be computed for each site using accepted runoff coefficients which reflect land use and topography. Acceptable runoff coefficients currently in practice include but are not limited to the following:
Land Use Type | Runoff Coefficients | ||
|---|---|---|---|
Commercial | |||
Downtown areas | 0.70 to 0.95 | ||
Neighborhood areas | 1.50 to 0.70 | ||
Design commercial centers | 0.35 to 0.50 | ||
Residential | |||
Single-family | 0.30 to 0.50 | ||
Parks, cemeteries | 0.10 to 0.25 | ||
Playgrounds | 0.20 to 0.35 | ||
Unimproved areas | 0.10 to 0.30 | ||
Surface Type | Runoff Coefficients | ||
|---|---|---|---|
Streets | |||
Asphalt | 0.70 to 0.95 | ||
Concrete | 0.80 to 0.95 | ||
Drives and walks | 0.75 to 0.85 | ||
Roofs | 0.75 to 0.95 | ||
Lawns, sandy soil | |||
Flat, 2% grade | 0.05 to 0.10 | ||
Average, 2% to 7% grade | 0.10 to 0.15 | ||
Lawns, heavy soil | |||
Flat, 2% grade | 0.13 to 0.17 | ||
Average, 2% to 7% grade | 0.18 to 0.22 | ||
The range of coefficients for each land use and surface type reflects differences in slope, development, amount of impervious surface and degree of ground saturation due to antecedent precipitation. |
(5)
The runoff coefficients shall be determined for each site for both existing and proposed conditions and the difference shall be used to compute the volume of excess for design of stormwater retention facilities. The volume is equal to the depth of the rainfall excess multiplied by the area of the site.
(6)
The outlet for any stormwater retention facility shall be designed such that the discharge rate does not exceed the peak runoff rate for conditions existing on or before the effective date of this chapter such that there is no adverse effect on any other property.
(7)
In the case of detention facilities utilizing porous media for ground absorption, such as dry wells, the porous media shall be large enough to contain the total volume of rainfall excess within the voids. Ground absorption systems shall be used only where the soil infiltration rate is acceptable, as determined by percolation tests and soil borings provided by the developer.
(8)
If a combination of different retention techniques is used, combined volume of the systems shall be large enough to fully contain the total volume of rainfall excess.
(9)
Stormwater retention facilities shall be maintained regularly by the owner to ensure continual functioning of the systems at design capacity and to prevent the health hazards associated with debris buildup and stagnant water. In the Pinelands Area, a four-year maintenance guarantee shall be provided for the entire stormwater management system by the applicant. In addition, the applicant shall fund or otherwise guarantee an inspection and maintenance program for a period of no less than 10 years. The program shall identify the entity charged with responsibility for annual inspections and the completion of any necessary maintenance and the method to finance said program.
[Amended 3-11-1997 by Ord. No. 02-1997]
(10)
In the Pinelands Area, surface water runoff shall adhere to the provisions of § 160-144B(5).
[Added 9-11-1990 by Ord. No. 08-1990]
§ 160-122 Landscaping.
A.
A landscaping plan shall be submitted as part of any site plan application and shall meet the following standards:
(1)
Landscaping shall be located to provide for climate control.
(2)
Landscaping shall be utilized to complement and accent buildings.
(3)
Landscaping and parking areas shall be carefully located so as not to obstruct vision. Landscaping shall be maintained and replaced regularly.
(4)
Buffers shall be of sufficient height and density to minimize headlights of vehicles, noise and light from structures, with the exception of ingress and egress lanes and five feet to each side of such lanes.
B.
All construction shall retain natural vegetation to the extent possible. A plan for accomplishing this purpose shall be presented to the Planning Board.
C.
Tree species selected for additional plantings shall be compatible with site soil conditions and shall be a minimum of eight feet in height. All new trees shall be set back a minimum of 24 inches from the sidewalk, if any, and shall be no closer than 10 feet from street corners.
D.
The Planning Board may require participation in a street tree program for any new development.
E.
The Planning Board may require participation in a parking lot tree program for any new development.
F.
For all conversions and enlargements or extensions of uses in commercial districts, the Planning Board may require participation in a street program or a parking lot tree program.
G.
Fences or walls shall be permitted, provided that:
(1)
All perimeter fences or walls shall be placed a minimum of one foot within the property line unless contiguous property owners agree on placement on their mutual property line.
(2)
Fences in the front yard (as defined in § 160-6) may be erected, altered or reconstructed to a height not to exceed four feet above ground level. Fences in the side yard and/or rear yard (as defined in § 160-6) shall not exceed a height of six feet above ground level.
[Amended 10-12-2010 by Ord. No. 10-2010]
(3)
No fence or wall shall be within 10 feet of a street corner.
(4)
No fence shall be erected so as to encroach upon adjacent properties or public rights-of-way. Fence gates shall be designed to prevent the open swing of the gate from encroaching upon adjacent properties or public rights-of-way.
[Added 10-12-2010 by Ord. No. 10-2010]
(5)
All fences must be constructed with the face, or finished side, toward the exterior of the lot(s) on which it is erected and the structural side toward the interior of the lot(s) on which it is erected.
[Added 10-12-2010 by Ord. No. 10-2010]
(6)
All fences and walls shall be maintained in a safe, sound and upright condition. If the Zoning Officer, upon inspection, determines that any fence or portion thereof is not being maintained in a safe, sound or upright condition, he/she shall notify the owner of such fence, in writing, of his/her findings and state briefly the reasons for such findings and order such fence repaired or removed within 30 days of the date of the written notice.
[Added 10-12-2010 by Ord. No. 10-2010]
(7)
Barbed wire, razor wire and electric fences are prohibited unless used in connection with farms or farm operations.
[Added 10-12-2010 by Ord. No. 10-2010]
H.
Buffer strips as required for public utility substation and church construction shall consist of evergreen trees of a minimum height of four feet at planting, placed in double alternating rows, eight feet on center in each row with smaller evergreens or deciduous plants in between.
I.
The standards discussed in A Guide to Residential Design Review published by the New Jersey Department of Community Affairs, Division of Local Governmental Services, Local Planning Assistance Unit, may be applied by the Planning Board.
§ 160-123 Signs.
A.
Permitted signs in residential areas.
(1)
Official traffic signs, highway route number signs, street name signs and directional signs.
(2)
Temporary real estate signs advertising the sale, lease or rental of property on which said signs are located provided that:
(3)
Temporary signs of contractors, builders, mechanics and artisans, provided that:
(a)
The sign is erected only on the property where such work is being performed.
(b)
The size of the sign shall not exceed six square feet.
(c)
The sign shall be removed within one week of completion of the work by the contractor, builder, mechanic or artisan.
(d)
The sign shall be set back 10 feet from the right-of-way.
C.
Permitted signs in commercial districts.
(1)
All signs permitted in residential districts.
(2)
Signs for separate establishments shall identify only the business, service or occupants of the establishment, and such signs shall:
(a)
Be constructed of wood and have no external light source and be sheltered to prevent glare.
(b)
Have no moving or flashing effect.
(c)
Not exceed 5% of the area of the building face fronting the street.
(d)
Not be located or project above the roof line or more than six inches beyond the front wall of any structure.
(3)
Window signs, provided that the sign or signs in the aggregate does not exceed 15% of the visible window area.
(4)
Awning signs, provided that such lettering appears on the vertical front of such flaps and that no part of such lettering is greater than six inches in height.
(6)
No business establishment sign shall exceed 20 square feet in area.
D.
Standards for all signs.
(1)
No sign shall extend beyond any property line.
(2)
No sign shall be erected in such a manner as to obstruct free and clear vision on any street nor interfere with, obstruct the view of or be confused with any traffic sign or signal or device.
(3)
No sign shall be affixed by tacking, taping or otherwise mounting upon utility poles, light standards, trees or any part of official traffic signs required by law, unless permitted by the Planning Board in advance and provided that such sign is removed following the event.
(4)
All sign lighting shall be arranged, designed and shielded or directed so as to protect the adjoining properties and streets from glare. Reflectors and lights permitted in conjunction with signs shall be equipped with restraining hoods or shields to concentrate the illumination upon the area of the sign.
(5)
New developments may require different signs. All signs are subject to the Planning Board site plan approval.
E.
The standards discussed in A Guide to Residential Design Review published by the New Jersey Department of Community Affairs, Division of Local Governmental Services, Local Planning Assistance Unit, may be applied by the Planning Board.
§ 160-124 Parking.
A.
For all single-family dwellings, a minimum of two off-street on-site parking spaces are required.
B.
For all churches and related facilities, one off-street on-site parking space is required for each three seats or one for 72 inches of seating space on benches or pews where utilized.
C.
For all parks, playgrounds and other publicly operated recreational uses or structures, two off-street on-site parking spaces for each one acre devoted to such use are required.
D.
For professional offices, where permitted, one off-street on-site parking space is required for each 150 square feet of office area, plus one additional space for each employee.
E.
For all retail business and service uses, a minimum of one space is required for each 150 square feet of gross floor area, plus one additional space for each employee.
F.
For all restaurants, one space is required for each four public seats, plus one square for each employee.
G.
For all roadside stands, one space is required for each 150 square feet of gross floor area but in no case less than five spaces.
H.
For public utilities, one off-street on-site parking space is required for each employee.
I.
For service stations, two off-street on-site parking spaces are required for each bay, plus one for each service vehicle, but in no case less than five spaces.
J.
For banks, one off-street on-site parking space is required for each 250 square feet of gross floor area, plus one additional space for each employee.
K.
For each docking space, one off-street on-site parking space is required.
L.
For trailer launching facilities separate from docking space, 10 off-street on-site parking spaces are required with sufficient room to accommodate both car and trailer.
M.
For motels, one on-site off-street parking space per unit and one on-site off-street parking space for each full-time employee are required plus 10%.
N.
For auto sales, both new and used, one on-site off-street parking space is required for each full-time employee and a minimum of 10 on-site off-street parking spaces are required for customer parking.
O.
Notwithstanding other requirements of this section, a single owner or a group of owners may meet the parking requirements through the provision of off-street spaces within 200 feet of these establishments through the provision of a common lot, provided that:
(1)
The purchase deed, instrument of joint venture or other document of title to the property proposed for the off-street parking contains restrictive covenants expressly providing that the said property not be used for any purpose other than parking of motor vehicles.
(2)
The lot is developed according to standards established by the City Engineer and is landscaped and lighted according to standards established by the Planning Board.
P.
Five percent of all required parking shall be constructed for and reserved for the handicapped in all commercial uses.
Q.
For exterior parking area, parking is permitted in stalls at angles of 45° to 90°, subject to review and approval by the Planning Board.
R.
Width and length of access lanes will vary with angle, subject to review and approval by the Planning Board.
S.
With sufficient proof provided by the applicant to the Planning Board that fewer parking spaces would be appropriate, the Planning Board may permit some of the required spaces to remain unpaved.
T.
Parking areas are to blacktopped unless alternative methods are approved by the Planning Board.
U.
The standards discussed in A Guide to Residential Design Review published by the New Jersey Department of Community Affairs, Division of Local Governmental Services, Local Planning Assistance Unit, may be applied by the Planning Board.
§ 160-125 Lighting.
Adequate lighting to ensure safe pedestrian and vehicular travel shall be provided, subject to Planning Board site plan review, and shall include the following standards:
A.
Lights shall be directed toward the center and designed so as to prevent glare beyond property line.
B.
The maximum height of freestanding light standards shall be 25 feet and their bases shall be landscaped and maintained.
C.
Standards shall be set back a minimum of 30 feet from the street right-of-way line except along ingress and egress lanes, where light standards may be located not closer than five feet to the lanes and not closer than 10 feet to the street right-of-way lines.
D.
All lighting shall be designed to blend with the architectural style of buildings.
E.
Low or mushroom-type standards shall be provided along pedestrian walkways.
F.
Intensity standards shall be an average of 1.5 footcandles throughout parking areas, three footcandles at intersections and one footcandle maximum at property lines.
G.
Light standards shall be at least 25 feet apart.
H.
The standards discussed in A Guide to Residential Design Review published by the New Jersey Department of Community Affairs, Division of Local Governmental Services, Local Planning Assistance Unit, may be applied by the Planning Board.
§ 160-126 Wetlands control.
[Added 4-12-1988 by Ord. No. 89-1988]
A.
No building or structure shall be erected, placed or enlarged either above or below ground level, including septic systems, nor shall any material or equipment be stored, nor shall any fill be placed, nor shall any vegetation be removed, nor shall the elevation of any lands be changed in the wetlands of the City, except as specifically authorized in this section. The following activities are permitted in wetlands provided it is allowed by the appropriate zoning district regulations:
(1)
Horticulture of native species and berry agriculture.
(2)
Beekeeping.
(3)
Forestry in accordance with all applicable state and local regulations, required forestry plan approved by the New Jersey Department of Environmental Protection, Bureau of Parks and Forests.
(4)
Fish and wildlife management activities, provided that they do not result in significant adverse impacts, subject to Port Republic Environmental Commission review and approval.
(5)
Hunting, fishing, trapping, hiking, boating, swimming and other similar low-intensity recreational uses, provided that they do not involve any structure other than those otherwise authorized in this section, and provided that there are no significant adverse impacts.
(6)
Private noncommercial docks, piers, moorings and boat launches for the use of the landowner, provided that no significant adverse impact will result and subject to compliance with all federal, state and local regulations.
(7)
Bridges, roads, trails and utility transmission and distribution facilities, provided that:
B.
All development, including single-family homes, within 150 feet of a wetlands area and all development in the Rural Residential-Environmental Limitations District shall be a conditional use and may only be approved based upon the findings of the environmental impact statement requirements contained within this chapter and an adequate demonstration that there will be no adverse impact whatsoever on a wetlands area or any appreciable risk of a future adverse impact on a wetlands area. Any request for approval of the establishment or expansion of such a conditional use shall require the submission and approval of a full application for site plan review as set forth in § 160-91. However, the Planning Board may waive the submission of a full site plan because of the clearly limited extent or impact of the proposed development or the clearly indicated lack of any risk of present or future adverse impact on a wetlands area.