Wall Township City Zoning Code

Where the length of the lot between both streets is such that future division of the lot into two lots is impermissible under current zoning;

Access shall be to the street with the lower traffic function, or the street on which the dwelling would best fit into the existing neighborhood character and fabric; and

The portion of the lot abutting the other street shall be clearly labeled on the plat and in any deed that street access is prohibited.

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

The buffer shall be situated adjacent to the property line.

Any landscaped buffer shall be not less than 20 feet in width. For lots backing up on arterial streets or highways, the landscape buffer shall not be less than 30 feet.

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

No alteration of any existing elevation of land or an approved grading plan shall be permitted without the written approval of the Township Engineer.

The existing elevation of any land in the Township shall not be altered more than two feet by means of soil removal, fill, or grading, except as part of an approved development application. Should the Township Engineer determine a proposed modification to an approved grading plan to be substantial, such approval shall be withheld and the applicant or developer shall be required to apply to the approving agency for approval or an amended grading plan.

The same basic dimension and floor plans are used without substantial differentiation of one or more exterior elevations.

The same basic dimensions and floor plans are used without substantial change in the orientation of the houses on the lots.

The height and design of the roofs are without substantial change in design and appearance.

The size, type and location of doors and windows in the front elevation are without substantial differentiation.

Any homeowner who wishes to remove trees from the lot on which he resides; or on which he intends to construct a dwelling in which he will reside and for which he has valid zoning and building permits. This exemption shall not apply to trees in a public right-of-way or to trees on a residential property that is the subject of a pending minor or major subdivision application.

Any tree or shrub growing on property actually being used as a nursery, garden center, tree farm or orchard.

Any tree removal in compliance with the Farmland Assessment Law (N.J.S.A. 54:4-23.1 et seq.) for agricultural use. The agricultural use must be for a minimum of three years.

Trees directed to be removed by municipal, county, or state authority pursuant to law.

Any dead, diseased or damaged tree or any tree that endangers life or property as determined by the designated municipal official.

Any public utility company may prune trees to obtain normal line clearance for overhead utility wires, provided such pruning does not endanger or adversely affect the appearance of said trees.

Tax Map, lot and block number.

Area of tract.

Owner's name and address.

Map of locations and surrounding properties showing wooded areas, steep slopes, floodplains, any wetlands and wetland buffer areas, coastal wetland areas, and all other environmentally sensitive areas as defined in this chapter.

The location of all shrub and tree lines, the location, species and diameter breast height of all single standing trees, all trees eight inches in diameter two feet above existing grade, and specimen trees as defined in this chapter, with the clearing limits for all trees to be removed clearly defined.

The method of delineating tree clearing limits on site. Acceptable delineation methods include painting bright white or orange markings visible from a distance of 25 feet at a minimum height of eight feet above grade on all trees at the outside limit of the tree clearing limits; the use of bright white or orange plastic tape extending from tree to tree at a minimum height of eight feet above grade at the outside limit of the tree-clearing limits; the similar marking of single standing trees three inches in diameter two feet above existing grade; or other method acceptable to the approving authority. Specimen and other trees to be saved and/or relocated shall be designated using red tape or paint markings eight feet above grade visible from a distance of 25 feet.

The location of all existing and proposed buildings, roads, driveways, parking lots, staging areas, recreation areas, gardens and septic systems.

Grading plan.

Demonstration of compliance with § 140-260C. The plans may also indicate existing trees which may be salvaged from the clearing areas and relocated. These trees shall be identified by species, size, area and method for relocation.

Provision for removal of excess stumps and branches from the property. No burying of this material is permitted.[1]

Measures to be taken to insure the survival of the trees during and after construction, suggested trimming and maintenance prior to construction.

Where a project is to be developed in phases, the plan shall denote the phase limits in relation to all proposed tree removal.

The condition of the trees or shrubs with respect to disease, insect attack, danger of falling, proximity to existing or proposed structures and interferences with utility services.

The necessity of removing the trees or shrubs in order to construct the proposed improvements to allow reasonable economic use of the property.

The effect of the removal on erosion, soil moisture retention and flow of surface waters.

The number and density of trees in the area and the effect of tree removal on property values of the neighborhood and on other existing vegetation.

If their presence would cause hardship, or endanger persons or property, or substantially interfere with a permitted use of a property.

The necessity to clear areas to be occupied by buildings, driveways, or recreation areas and within a distance of 15 feet around the perimeter of such buildings depending on the tree species and conditions to be reasonably determined by the Planning Board.

If the removal of trees is to be performed in a selective manner consistent with the public interest, thinning of a heavily wooded area where some trees are removed and others remain may be permitted.

Whether the applicant has complied with § 140-260C regarding reforestation.