Watchung City Zoning Code

In reviewing an application for development, the Planning Board, Zoning Board of Adjustment or Administrative Officer shall ascertain compliance with the following general requirements:

All developments shall be designed to encourage good planning concepts and quality development patterns within the municipality and conform to the Master Plan and Official Map and the proposals and conditions shown thereon.

An application for development shall take into consideration all existing local and regional plans for the surrounding communities.

The design of the development shall be based on a site analysis which investigates geology, topography, surface and ground water, depth to seasonal high water table, existing vegetation, environmentally sensitive areas, structures, road networks, visual features, past and present use of the site, and other factors that may affect proper development of the site.

The following specific areas shall be preserved to the extent consistent with the reasonable utilization of land, and in accordance with applicable Federal, State and local regulations:

The development shall be laid out to avoid adversely affecting ground water and aquifer recharge; to reduce cut and fill; to avoid unnecessary impervious cover, to prevent flooding; to provide adequate access to lots and sites; to protect scenic views; and to mitigate adverse effects of shadow, noise, odor, traffic, drainage, and utilities on neighboring properties.

To the extent consistent with the reasonable use of land, site design shall promote the conservation of energy through the use of planning practices designed to reduce energy consumption and to provide the maximum utilization of renewable energy resources. Where topography permits, encourage the placement of buildings and streets to maximize a southern orientation. Significant solar access to buildings and roads are possible with a maximum deviation of thirty (30) degrees of true south. Where possible, roadways shall be placed south of ridgelines.

Stormwater management techniques and storm drainage facilities shall be designed and developed as an integral part of the development, and arranged to use as much of the existing natural drainage as possible.

The use of open space shall be encouraged to reduce the perceived density of subdivisions, to provide a buffer between land uses and to provide recreation and pedestrian circulation opportunities.

Buildings shall be placed so that adequate privacy, light and air is provided for all units.

All site improvements shall conform to the requirements of this chapter and/or RSIS and other standards as developed by the Borough Engineer and on file with the Borough Clerk.

The application shall conform to design standards that will encourage sound patterns of development within the Borough. If any Master Plan or the Official Map provides for the reservation of designated streets, public drainageways, flood control basins, or public areas within the proposed development, before approving a subdivision or site plan, the respective Board shall further require that such streets, ways, basins or areas be shown on the plat for a period of one (1) year after the approval of the final plat or for such further time as may be agreed to by the developer. Unless during such period or extension thereof the municipality shall have entered into a contract to purchase or institute condemnation proceedings according to law for the fee or a lesser interest in the land comprising such streets, ways, basins or areas, the developer shall not be bound by such reservations shown on the plat and may proceed to use such land for private use in accordance with applicable development regulations. The provisions of this section shall not apply to streets and roads, flood control basins or public drainage ways necessitated by the subdivision or land development and required for final approval. (Reference MLUL 40:55D-44)

The applicant shall observe the requirements and principles of land subdivision, as applicable, in the design of each subdivision or portion thereof, as set forth in this chapter.

No development shall have a name that will duplicate or so nearly duplicate the name of an existing development so as to be confused with such names. All development names shall be designated by the respective Board in its resolution of preliminary and/or final approval.

Block length and width or acreage within bounding roads shall be such as to accommodate the size of lots required by this chapter and to provide for convenient access, circulation control and safety of street traffic.

In blocks over one thousand (1,000) feet long, pedestrian walks extending from street to street and suitably paved may be required in locations deemed necessary by the Board.

Blocks shall not be in excess of one thousand two hundred (1,200) feet unless the Board having jurisdiction, at its discretion, believes such requirement to be contrary to the best interests of the Borough.

Where there is a question as to the suitability of a lot or lots for their intended use due to factors such as rock formation, poor drainage conditions, flood conditions, steep slopes, wetlands, inadequate sewage disposal, inadequate water supply or other such circumstances, the respective Board, after adequate investigation, may decline approval of such lots or require that such lots be enlarged and/or otherwise modified so as to avoid construction within such areas to mitigate negative conditions.

Dimensions of lots and lot areas shall conform to the requirements of this chapter. Where extra right-of-way width has been dedicated for widening of streets, lots shall begin at such extra width line, and all setbacks shall be measured from such line. Lot area shall be measured excluding proposed rights-of-way.

Insofar as is practical, side lot lines shall be at right angles to straight streets, and radial to curved streets.

Every lot shall have access that is sufficient to afford a reasonable means of ingress and egress for emergency vehicles.

In the case of corner lots, or lots which run through from one street to another, yard areas facing each street shall be considered front yards. Each corner lot shall have one (1) rear yard and one (1) side yard.

Outbound monuments shall be set and identified by survey, as required by the Map Filing Law prior to the acceptance of any application for minor subdivision or major subdivision.

Monuments shall be provided in accordance with N.J.S.A. 46:23-9.11. All internal monuments not installed at the time of final subdivision approval shall require a cash performance bond.

Lots shall be graded so that the surface waters will flow unimpeded to the street or to any system of drainage designed to convey the surface waters away from the lots and the development so as to prevent the collection of surface water on the lots.

Elevations of lots adjacent to abutting properties shall not be altered to create a slope of greater than 3:1 to any adjacent abutting property unless a retaining wall is installed. Retaining walls constructed within ten (10) feet of any property line shall not exceed four (4) feet in height and shall be constructed subject to the approval of the Borough Engineer.

All grading of lots shall be subject to the approval of the Borough Engineer. Individual lot grading and drainage plans shall be submitted and approved prior to construction.

Grading shall be designed in accordance with the standards established in § 28-603, "Soil Erosion And Sediment Control Standards."

Only those trees necessary to permit the construction of streets, driveways, dwellings and other authorized structures shall be removed.

Utility and drainage easements shall be of sufficient width, as determined by the Borough Engineer, to accommodate the facilities to be constructed including access for maintenance, but in no case shall be less than twenty (20) feet in width.

Where a site is traversed by a watercourse, drainageway, channel or stream, there shall be provided a conservation easement conforming substantially with the lines of such watercourse and of such width or construction, or both, as will be deemed adequate by the respective Board for the purpose of guaranteeing the protection and continuance of such watercourse, drainageway, channel or stream.

Where feasible, easements for utility and drainage installations within individual lots shall be located along property lines.

Constructed swales, berms, or other topographical drainage features designed to intercept and direct stormwater shall be described in a deed of easement in such a way as to give notice of their existence to future owners of said property and to ensure the continued maintenance of the drainage features. Disturbance of these features shall be restricted by the deed of easement.

All easements shall be described in the deed by metes and bounds and shall be shown on the plat and clearly labeled and dimensioned to permit the accurate location of the easement limits.

The application shall provide for sight easements at intersections and/or at curves or deflection points on streets in order to allow for proper sight distance in accordance with the applicable standards contained in § 28-606.

Land deemed by the Board having jurisdiction to be unsuitable for development for any reason specified in § 28-602C1 shall not be platted for residential or nonresidential use, nor for other such uses as may increase the danger to health, life or property, or aggravate the flood hazard; but such land within the plat may be set aside for such uses as will not be endangered by periodic or occasional inundation or will not produce unsatisfactory living conditions in accordance with N.J.A.C. 7:13:1-1.

For development controls in flood hazard areas, refer to the Floodplain-Flood Hazard Ordinance of the Borough of Watchung[1] or other applicable State statute or regulation.

The road system shall be designed to permit the safe, efficient and orderly movement of traffic; to organize and define communities and their neighborhoods; to meet, but not exceed the needs of the present and future population served; to have a simple and logical pattern; to respect natural features and topography; to present an attractive streetscape; and to comply with New Jersey State Department of Transportation and County of Somerset design standards.

In residential subdivisions, the road system shall be designed to serve the needs of the neighborhood and to discourage use by through traffic.

Residential streets shall be designed in accordance with RSIS "Street Hierarchy" as defined by N.J.A.C. 5:21-4.1; including standards relating to residential major collectors, residential minor collectors and residential access/culs-de-sac.

Residential developments shall avoid, where possible, direct vehicular access to residential lots from major arterial and arterial roads.

Residential driveways and parking areas shall be developed in accordance with the requirements of § 28-401W.

All developments shall comply with applicable standards contained in §§ 28-607 and 608.

The pedestrian system shall be located as required for safety. In conventional developments, sidewalks are required and shall be placed parallel to the street, with exceptions permitted to preserve natural features or to provide visual interest.

Pedestrian circulation systems shall be integrated into subdivisions and site plans and provide links between residences, recreation areas, neighborhood schools, commercial areas, houses of worship, parking areas and public facilities.

All developments shall provide for adequate disposal of solid waste and provisions for handling recyclable materials.

For nonresidential uses and multi-family developments there shall be at least one (1) location for trash disposal and recyclable material situated either within a building or within the side yard or rear yard. Solid waste and recycling storage areas shall be set back a minimum of ten (10) feet from adjoining property lines and are prohibited within the front yard.

Nonresidential exterior trash and recyclable containers shall be fully screened through use of a gated board-on-board wood fence and landscaping or masonry wall and landscaping. If a fence is provided, the distance between opposite boards separated by a rail/beam shall not exceed two (2) inches. A one (1) inch overlap of opposite boards shall be provided. If a masonry wall is provided, it shall be designed to be compatible with the architectural character of the development. Such fence shall be no less than six (6) feet in height nor more than eight (8) feet in height.

Adequate access shall be provided to a solid waste and recycling storage facility.

The design and layout of buildings shall provide an aesthetically pleasing design that is compatible with the character of surrounding development. To the extent possible, new nonresidential development within an existing commercial area shall be consistent and compatible with buildings in the adjacent area in terms of setbacks of buildings, building height, building materials and color, roof designs, entrance design, window design and placement, and architectural style.

New structures shall relate to the natural terrain.

The architectural design of nonresidential uses shall, to the maximum extent possible, avoid the appearance of clutter by integrating mechanical, electrical, storage structures, loading facilities, chimneys, smokestacks, etc., into the general architectural concept for the site.

Nonresidential developments consisting of two (2) or more buildings, whether individually owned or owned by separate entities, shall maintain a consistent design theme including building silhouette, architectural style and scale; massing of building form; surface material, finish and texture; decorative features; window and doorway proportions, entryway placement and location, signage and landscaping throughout the development. Within this overall design theme, individual buildings may be differentiated by size, shape, detailing and fenestration.

Buildings shall be designed so as to have attractive, finished appearances from all public spaces and streets. Where sides and rear of a building would be visible from a public space or street, such side and rear elevations shall present a finished and attractive architectural appearance. Such rear and side elevations shall incorporate the architectural features of the primary or front facade.

Blank walls shall be avoided. Facade articulations such as windows, trellises, recesses, arcades, openings, ornamentation, changes of material, landscaping and/or other such features shall be used to lessen the impact of blank walls.

All rooftop equipment shall be screened from view by materials of the same nature as the main structure. If feasible, mechanical equipment shall be located below the highest vertical element of the building.

All additions, alterations and accessory structures shall be compatible with the principal structure and design and material and shall share a common architectural theme.

Where applicable, the preservation of existing historic structures on redevelopment sites to protect the scenic character of an area is encouraged

Each soil erosion and sediment control plan shall contain the following:

Each soil erosion and sediment control plan shall conform to the following general design principles:

All necessary soil erosion and sediment control measures installed under this section shall be adequately maintained after completion of the approved project by the applicant until such measures are approved by the Borough Engineer or the Somerset-Union Soil Conservation District. Prior to the acceptance of the work performed in accordance with the approved plan, provision shall be made by the applicant for a maintenance guarantee pursuant to Article 28-900.

Regular inspection of projects to determine execution in accordance with the approved plan shall be carried out by the Borough Engineer. The Borough Engineer shall determine at each inspection whether or not the provisions of the approved plan are being followed by the applicant. The Borough Engineer shall inform the applicant in writing of any observed deviation from the approved plan and request immediate compliance with the plan. The Borough Engineer may issue a stop-construction order if the applicant fails to comply with the provisions of the approved plan within ten (10) days of issuance of the stop-construction order. When a stop-construction order is issued, no further construction activity may take place until the applicant achieves compliance with all provisions of the approved plan. The Construction Official or Zoning Officer shall not issue any certificate of occupancy unless there has been compliance with the provisions of the approved plan. The Borough Engineer shall provide the Construction Official or Zoning Officer with a "Report of Compliance" upon satisfactory completion of the project. The "Report of Compliance" shall attest to the completion of all work in compliance with good engineering practice and the Code of the Borough of Watchung.

Certain words, terms and phrases which relate directly to soil erosion and sediment control shall have the following meanings:

Purpose. To protect the public health, safety and welfare of the citizens of the Borough and the surrounding communities, these provisions are deemed necessary and essential in order to:

Lot and block numbers of the site as shown on the current tax map of the Borough.

Name and address of the owner of the land.

Location, description and quantification of significant natural and man-made features on and surrounding the site, including topography, all impervious surfaces, soil and drainage characteristics, with particular attention to the location and description of presently existing surface water runoff control devices, swamps, flood plains, swales, woods and vegetation, steep slopes and other features critical to the purposes of this chapter.

Size of the nearest culvert or bridge downstream of discharge area with profiles and cross sections of the channel upstream of that structure as inventoried on a map showing roads, streams, culverts and bridges in the Borough. Profiles and cross sections of stream channel at all points of proposed surface water discharge from the site, as required by the Borough Engineer, shall be provided as well.

All existing or proposed storm sewer lines within or adjacent to the tract showing profile, size and slope of the lines, direction of flow and the location of each catch basin, inlet, manhole, culvert, headwall and utility lines including pipe size and grades. A map drawn to scale (minimum scale 1" = 100') showing the contributing area to each inlet or cross drain shall be provided as well.

Location, description and quantification of proposed changes to the site whether of a permanent or temporary nature, with particular attention to impervious surfaces, and the interception of presently dispersed flow which may impact upon the capacity of the soil, vegetative cover and drainageways to absorb, retard, contain or control surface water runoff.

Designation of critical or other areas to be left undisturbed shall be shown in sufficient detail to be accurately marked on the land.

Computation of the total surface water runoff before, during and after the disturbance of land and/or construction of impervious surfaces. A weighted runoff coefficient for each drainage area shall be determined for use in the computations.

Proposed measures for surface water management, including the location and extent of any proposed groundwater recharge basins, detention basins or other water, or soil conservation or drainage devices. Cross sections every fifty (50) feet at right angles to the long axis of the basin, each extending seventy-five (75) feet beyond the top of the rim of the basin on each side shall be provided as well.

A schedule of the sequence of installation of the surface water management structures, related to the starting and completion dates of the project.

Proposed maintenance schedule for all surface water management structures, stipulating current maintenance, continued maintenance and responsibility for same.

A stormwater management report by the design engineer containing the criteria used, alternates considered, reasons for selection and design calculations.

All proposed revisions of required data as well as such additional data as the Board having jurisdiction may require.

The suitability of the applicant's proposed surface water management measures, devices and planning techniques, whether involving on-site or off-site measures, or some combination thereof, in respect to the total surface water runoff, velocities and rates of discharge which the applicant's proposed construction or land disturbance may generate.

Existing topography, present vegetation and hydrologic soil factors, as shown on map entitled "Hydrologic Soils, USDA Soil Conservation Service," subject to field verification.

Groundwater recharge and discharge areas and wet soils, subject to field verification.

Seasonal high groundwater.

The design storm.

Natural drainage flow and pattern throughout the subwatershed(s) affected by the plan.

Land uses in both the immediate vicinity and surrounding drainage region.

Any other applicable or relevant environmental and resource protection ordinance, statutes and regulations.

Disturbance. Critical impact areas and other areas to be left undisturbed shall be physically marked with survey stakes or protected with temporary snow fence prior to any land disturbance:

Timing. The Board shall require the construction and/or installation of surface water management improvements in accordance with the scheduled sequence of installation as approved.

Bonding. Performance and maintenance guarantees as required under this chapter shall include guarantees as to approvals given by the Board in connection with Stormwater Management Plans.

Inspection. The applicant shall bear full and final responsibility for the installation and construction of all required surface water runoff control measures according to the provisions of the approved plan and this chapter. The applicant's engineer shall prepare and submit as-built drawings and certify that all surface water management measures have been constructed in accordance with the provisions of the applicant's approved plan under this chapter.

During the twelve (12) months subsequent to the date of completion, the Borough Engineer shall be responsible for having the site inspected to ascertain that the provisions of the applicant's approved plan are complied with, including limit of disturbance for areas to be left undisturbed. The Borough Engineer shall give the applicant, upon request, a certificate indicating the date on which the required stormwater management measures were completed and/or accepted.

Maintenance. At the time of approval of the plan, responsibility for continued maintenance of surface water runoff control structures and measures shall be stipulated and properly recorded.

Board Approval. The stormwater management plan or any major revision shall be approved by the Board having jurisdiction in the manner and form and according to the regulations hereafter set forth. The Board, in approving said surface water management plan, may impose lawful conditions or requirements designated or specified on or in connection therewith. These conditions and requirements shall be provided and maintained as a condition to the establishment, maintenance and continuance of any use or occupancy of any structure or land.

Minor Amendments. Minor revisions to a surface water management plan may be approved by the Borough Engineer who shall notify the Board having jurisdiction of the nature and reason for the change.

Enforcement. If at any time the Borough Engineer finds existing conditions not as stated in the applicant's approved plan, the Borough Engineer or his/her designated agent shall by certified mail return receipt requested, order cessation of all work and seek to enjoin the violation or take such steps looking to the enforcement of the plan as may be lawful.

The Stormwater Management Plan shall address the following primary requirements of N.J.A.C. 7:8-5.2(a):

The rate and velocity of runoff under proposed conditions shall not exceed that which would prevail under total coverage in a "Meadow of Good Hydrologic Condition" as defined by Soil Conservation Service Standards, or under existing conditions, whichever produces the least amount of runoff.

Maximum use shall be made of presently existing surface water runoff control devices, mechanisms or areas such as terraces, grass waterways; favorable hydrologic soils, swamps, swales, watercourses, woodlands, floodplains, as well as any proposed retention structures.

Evaluation shall be made of the nature of the subwatershed(s) of which the site is a part, the receiving stream channel capacities and point of concentration structure as shown on the base map showing roads, streams, culverts and bridges, and reference requirements or conditions of any Stormwater Management Study and/or Plan.

Surface water runoff shall not be transferred from one watershed to another.

The plan shall coordinate with the soil erosion/sediment control plan and, where applicable, conform to other environmental ordinances in force.

To the greatest possible extent, the plan shall avoid the concentration of flow and shall provide for dissipation of velocities at all concentrated discharge points.

Vegetative cover shall be reestablished in accordance with "Standards and Specifications for Soil Erosion and Sediment Control in New Jersey" (latest edition).

Prior to construction or other land disturbance, the applicant's Stormwater Management Plan shall establish permanent surface water management measures, such as seeding or establishing sod in grass waterways.

Calculations for stormwater runoff rates shall be submitted for the 1-, 5-, 10-, 25-, 50- and 100-year storm frequencies.

The applicant shall provide adequate stormwater quality in accordance with applicable State standards.

Nonconflicting requirements of Chapter 23A, Stormwater, Steep Slopes and Erosion Control, shall apply. In the case of conflicting or redundant requirements between this section and Chapter 23A, the more restrictive requirement, in the opinion of the Borough Engineer, shall apply.

All electric, telephone and cable television lines shall be installed underground within the road right-of-way or appropriate easements, except as noted in this section.

Lots which abut existing streets where overhead electric or telephone distribution lines have been installed, which poles are not to be relocated, may be supplied with electric and telephone service from such overhead lines or extensions thereof but the service connections to the structure from the overhead lines shall be installed underground.

The applicant shall arrange with the serving utility for the underground installation of utility supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as part of its tariff as are on file with the State of New Jersey Board of Public Utilities. The applicant shall also submit to the respective Board as a condition of site plan or subdivision approval a written instrument from each serving utility that utility service will be provided.

Except as crossings required for system distribution and individual services, public utilities shall be routed within the road right-of-way.

Utility easements shall be located along the side or rear property lines where possible.

All work in connection with the installation of underground utilities within the street right-of-way shall be completed sufficiently in advance of the construction of curbs, pavement, sidewalks and other surface installations to allow for complete settlement and compaction by approved methods of all trenches and other excavations. In no case shall any construction work be permitted over any excavation which in the opinion of the Borough Engineer has not completely settled or been properly compacted.

Suitable provisions for disposal of trash and recyclables shall be provided.

No subdivision or site plan application shall be deemed complete unless the property which is the subject of the proposed subdivision or site plan application is serviced by septic system or sanitary sewer and well water or public water. Applicants shall be required, as a condition of completeness for all subdivision and site plan applications, to obtain approval from the Board of Health for a septic system and well water or obtain a public sanitary sewer and public water utility certifications allocating capacity to the property. A sanitary sewer capacity allocation and connection or collection system extension approval to serve the proposed development must be obtained from the Borough Governing Body. A Water Main Extension Agreement or Will Serve Letter must be obtained from the appropriate water utility.

Prior to being deemed complete, the Health Officer shall have approved each lot as capable of proper sewage disposal, either by being connected to the public sewage disposal system or by use of some other approved method pursuant to the Code of the Borough of Watchung and by the Board of Health Ordinances.

Where there is a need for off-tract public sanitary sewer or public water service, the applicant shall, as a condition of completeness and at the applicant's sole cost and expense, obtain all property rights outside the boundaries of the development for the installation of sanitary sewer or water services. Such property rights, upon completion and acceptance of the off-tract utility improvements shall be dedicated to the Borough of Watchung and water utility.

If a public sewer system is not in place or cannot be extended, individual septic systems may be provided where approved by the respective Board and designed in accordance with the standards of the Middle-Brook Regional Health Commission.

All proposals for new public sewer systems or extensions to existing public sewer systems or the installation of "dry lines" or the use of individual subsurface disposal systems shall comply with the requirements of the Code of the Borough of Watchung and applicable State statutes.

All uses and lots shall be properly connected with an approved functioning sanitary sewer system or septic system that is adequate to accommodate the reasonable needs of such a use and lot prior to the issuance of a certificate of occupancy. The design and installation shall be adequate to handle all present and probable future development. Plans and specifications shall be submitted for approval by the Borough Engineer and shall be in compliance with the Sanitary Sewer Master Plan adopted by the Governing Body.

Prior to the issuance of a certificate of occupancy, every principal use and every lot shall be provided with an approved and functioning water supply system that is adequate to accommodate the reasonable needs of such use or lot. The design and installation shall handle all present and probable future development.

Subdivisions shall provide for the installation of water mains, fire hydrants, valves and connections to each lot. Said water mains shall be connected to an established water supply system that will adequately serve anticipated needs.

Fire protection shall be furnished for any development connected to a community water supply system. The domestic demand and fire demand shall be included in the total system demand.

All proposals for extensions to existing public water systems or the use of private wells shall comply with the requirements of the Borough Health Department, the servicing public water company and/or applicable State statutes.

Create a well planned community.

Promote the safety and convenience of vehicular traffic.

Protect the safety of neighborhood residents.

Assure appropriate drainage flows.

Minimize costs for maintenance and repair of infrastructure.

Maintain the character of the area while providing for safety improvements along existing and proposed roads.

Major Collector. Highest order of residential streets. Conducts and distributes traffic between lower-order residential streets and higher order streets--arterials and expressways. Carries the largest volume of traffic at higher speeds. Function is to promote free traffic flow; therefore parking should be prohibited and direct access to homes from this level of street should be avoided. Collectors should be designed so they cannot be used as shortcuts by non-neighborhood traffic.

Minor Collector. Middle order of residential streets. Provides frontage for access to lots and carries traffic of adjoining residential access streets. Designed to carry somewhat higher traffic volumes than lower order streets, with traffic limited to motorists having origin or destination within the immediate neighborhood. It is not intended to carry regional traffic.

Residential Access/Cul-de-Sac. Lowest order of residential streets. Provides frontage for access to lots and carries traffic with destination or origin on the street itself. Designed to carry the least amount of traffic at the lowest speed. All, or the maximum number of housing units, shall front on this class of street.

Municipal right-of-way widths, for all streets to be dedicated into the Borough road system shall have a right-of-way width of fifty (50) feet.

Cartway widths shall conform to the RSIS standard for the corresponding street classification subject to the approval of the respective Board and Borough Engineer, except that where an extension of an existing municipal street is proposed, maintenance of the existing cartway width shall be encouraged particularly on lower streets and where the existing character of the neighborhood would be maintained by continuing the existing cartway width. Where the cartway of the extension would differ from the street to which it is connected, an appropriately designed transition shall be provided.

Right-of-way and cartway widths may be increased in special cases where, because of traffic volumes, steep grades, orientation, the presence or absence of curbs and on-street parking or other such reasons, the respective Board and Borough Engineer determine that such action is necessary.

Site plans or subdivisions that adjoin or include existing streets that do not conform to the right-of-way or cartway widths as shown on the Master Plan or Official Map or the requirements of this chapter shall dedicate additional right-of-way width along either one (1) or both sides of said road. Additionally, that portion of the existing street or road adjoining or included within a site plan or subdivision shall be improved, including excavation, grading, subbase, base course and surface course in accordance with the road improvement standards of this chapter.

The right-of-way and cartway widths for internal roads within multi-family, commercial and industrial developments shall be determined on an individual basis, and shall in all cases be of sufficient width and design to safely accommodate traffic, parking and loading, and to provide maximum access for school buses, snow plows, garbage trucks, fire fighting and rescue equipment and the like.

The arrangement of streets shall conform to the circulation plan element of the Master Plan or Official Map for the municipality.

For streets not shown on the Master Plan or Official Map, the arrangement of streets shall provide for the appropriate extension of existing streets.

Residential access (local) streets shall be placed to discourage through traffic and provide for maximum privacy.

The right-of-way width shall be measured from lot line to lot line and shall not be less than fifty (50) feet or as designated in § 28-606C. The right-of-way shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalk, graded areas, utilities and street trees.

Subdivisions abutting State and/or County highways may be required to provide access by way of a residential access street.

Future road connections and/or road right-of-way dedications shall be provided as deemed appropriate by the respective Board to develop a coherent street plan within the Borough.

In addition to frontage improvements, the respective Board may require the construction of safety improvements for the proposed development as identified by the Borough Engineer.

Street grades shall neither be greater than ten percent (10%) nor less than one percent (1%), except that the respective Board, at its discretion, may approve grades in excess of ten (10%) percent or less than one percent (1%) where warranted by existing topography or other conditions.

Horizontal and vertical curves shall be of such radius and length respectively to obtain reasonable and safe sight distances for the anticipated traffic speed. Horizontal curves shall generally have a minimum centerline radius of three hundred (300) feet, which may be reduced to no less than one hundred forty-five (145) feet for residential access streets at the discretion of the respective Board. Horizontal and vertical alignments shall generally conform to standards of the American Association of State Highway and Transportation Officials.

All changes in grade shall be connected by vertical curves of sufficient length to provide a smooth transition and proper sight distance in accordance with recognized standards.

When connecting street lines deflect from each other at any one point, they shall be connected by a curve with a radius of not less than one hundred (100) feet for residential collector and residential access streets and not less than three hundred (300) feet for all other streets.

A tangent of at least two hundred (200) feet shall be introduced between reverse curves on all streets, except those classified as residential collector or residential access streets.

Street jogs with centerline offsets of less than one hundred fifty (150) feet are prohibited.

Four-way street signs conforming to the standards of Watchung shall be placed at each intersection. 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 determined by the respective Board and approved by the Governing Body.

Traffic signs and pavement markings complying with the Manual on Uniform Traffic Devices, latest edition, shall be provided to enhance the safety of motorists and pedestrians.

Culs-de-sac shall provide access to no more than twenty (20) single-family units. The length of a cul-de-sac shall be no greater than one thousand five hundred (1,500) lineal feet and shall be measured from the centerline of the intersecting through street along the centerline to the radius point of the cul-de-sac turnaround. Where appropriate for safety purposes, the Board may require mid-point turnarounds and/or enhanced fire protection measures.

Cul-de-sac turnarounds shall be provided with a minimum outside cartway radius of not less than fifty (50) feet and a right side tangent. A cul-de-sac right-of-way shall have a diameter of no less than one hundred twenty (120) feet.

Cul-de-sac landscape islands shall be permitted by the respective Board when it is determined that such islands can safely accommodate emergency vehicles and an organization is established to properly maintain the islands. Vegetation exceeding a mature height of thirty (30) inches shall be prohibited along the perimeter of the landscape island.

Dead end streets without turnarounds or sufficient width to turn around are prohibited.

Streets designated for future extension or future street connections shall be constructed prior to the receipt of temporary or final certificates of occupancy for the adjoining properties.

Temporary culs-de-sac may be permitted by the respective Board only when such cul-de-sac is required to insure adequate safety. Temporary culs-de-sac shall be constructed only on dedicated municipal easements, which shall be vacated upon extension of the planned roadway.

NJDOT Specifications. The New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction shall apply.

Construction Drawings. Road plans and profiles shall be submitted to the Borough Engineer as a part of preliminary approval. The horizontal scale for plan and profile shall be 1" = 20'. The vertical scale of the profile shall be 1" = 5'. The profile shall be shown directly under the plan and if the space on the sheet permits it, two sections of plan and profile may be shown on the same sheet. Drawings are to be on 24" = 36" or 30" = 42" sheets. Before the plans are prepared in their final form the Borough Engineer will, if so requested by the applicant, examine them and advise as to their acceptability, or as to such changes, if any, that should be made in order to make them conform to the requirements of the Borough. The plans of the road shall show the centerline, right-of-way lines, stations of beginnings and ends of curves, curve data, fifty (50) feet station points, equations of stationing, streams, culverts, roads and driveways on or near the right-of-way, utility poles, trees, buildings and other obstructions within the right-of-way, houses, and buildings within fifty (50) feet of the right-of-way, property division lines and names of adjoining property owners. All construction under streets such as water lines, gas, electric and cable lines, sanitary sewers and storm sewers, shall be shown on both plan and profile.

Subgrade. All topsoil and other unsuitable material shall be stripped from the proposed subgrade. The subgrade when completed shall be true to the lines and grades given on the plan. After the subgrade has been shaped correctly, it shall be brought to a firm unyielding surface by rolling the entire area with a power roller weighing not less than ten (10) tons, or other NJDOT approved methods. All soft and spongy places shall be excavated and refilled solidly with broken stone, gravel, suitable fill or sand. All loose rock and/or boulders shall be removed or broken off six (6) inches below the subgrade surface. All stumps shall be removed in their entirety. This shall be done before completing the rolling of the entire surface of the subgrade. Subsurface drainage shall be provided where necessary.

Fills. Embankments shall be formed of suitable materials placed in successive layers, not more than twelve (12) inches in depth, for the full width of the cross section and shall be compacted by distributing the necessary hauling uniformly over each succeeding layer, or by rolling with a ten (10) ton power roller or other NJDOT approved methods. Stumps, trees, rubbish or any other unsuitable materials or substance shall not be placed in the fill.

Grading. The entire street right-of-way of all new streets shall be graded, and in addition, in those areas where the right-of-way is on fill, the grading shall be extended two (2) feet beyond the right-of-way on either side as necessary; and a maximum slope with a ratio of 3:1 shall be established except where it is in rock, in which case the slope can be graded according to NJDOT standard practice. Variation from this requirement may be permitted at the discretion of the Borough Engineer.

Sub-base. The sub-base is to consist of four to eight (4-8) inches of compacted, frost-free material consisting of millings, bank run slag, washed gravel with sand binder, or mine run slag. No aggregate sizes are to exceed two and one-half (2 1/2) inches on any material. This sub-base shall be rolled until solid and proof rolled with a loaded tandem prior to placement of stabilized base.

Pavements. All bituminous stabilized base and surface course pavements shall be constructed to the following finished cross section:

General. All material, workmanship and the manner of performing any and all work under these specifications shall be equivalent to the requirements of the New Jersey State Highway Standard Specifications and Supplements thereto for bridge and road construction and shall meet the Borough Engineer's approval.

Drainage. Adequate provisions shall be made for the drainage of all roads. All drainage provisions shall be approved by the Borough Engineer.

Easements. Drainage easements of a width sufficient to allow proper maintenance shall be provided for all stormwater drains and pipe lines to provide for adequate stormwater discharge to streams, existing storm drains or other drainage courses. These easements shall be granted to the Borough by approved legal procedure.

Inspection. All work shall be inspected throughout the course of construction by the Borough Engineer or his/her representative. The Borough Engineer shall be notified, in writing, ten (10) days before any work is started.

All new streets connecting to a Borough street shall be located to afford maximum safety to traffic at the intersection.

Street intersections shall be laid out as nearly at right angles as is possible and in no case shall be less than seventy-five (75) degrees. The block corners of intersections shall be rounded at the property line with a curve radius of not less than twenty-five (25) feet for residential access streets, thirty (30) feet for residential collector streets and thirty-five (35) feet for secondary arterials. Approaches to all intersections shall follow a straight line for at least one hundred (100) feet.

Street intersections involving residential collector streets and secondary arterials shall have a grade (either ascending or descending) of not more than three percent (3%) for a distance of not less than fifty (50) feet from the near curbline on the intersecting street. Residential access streets shall not have a grade of more than five (5%) percent for a distance of not less than fifty (50) feet from the near curbline of the intersecting street.

Use of "T" intersections in subdivisions shall be encouraged.

Intersections shall be offset a minimum of one hundred fifty (150) feet between centerlines.

Design of intersections with State or County roads shall be governed by the appropriate agency having jurisdiction.

A minimum sight triangle easement of thirty feet by one hundred (30 x 100) feet, with the thirty (30) foot dimension located along the street subject to stop control, shall be provided at all intersections. However, the Board having jurisdictions may require different dimensions in the event that local conditions dictate that such different dimensions are necessary and appropriate.

Sight triangle easements shall be dedicated to the Borough.

Within the required sight triangle easement there shall be no obstruction (such as embankments, fences, walls, hedges or other objects) over thirty (30) inches in height above the street pavement. All corners on the new streets shall be cleared of obstructions in the manner and to the limits described.

Street trees are permitted within sight easements; however, branches occurring between the ground and seven (7) feet above grade shall be pruned prior to the release of the maintenance bond. Shrubs are permitted within sight easements but shall not exceed a mature height of thirty (30) inches.

Curbs shall be required on both sides of all streets. Granite block curbs shall be used on all streets unless otherwise mandated by State or County agencies or as permitted by the respective Board.

Depressed curb ramps shall be provided for the handicapped at all intersections and where sidewalks intersect curbs. Handicap ramps shall be installed in accordance with State and Federal laws.

Curbs shall be installed as shown on the drawings to line and elevation.

Construction of all curbs shall conform to NJDOT Standard Specifications for Road and Bridge Construction and supplements thereto and shall meet the Borough Engineer's approval.

Concrete curbs, where permitted, are to be six (6) inches wide at the top and twelve (12) inches wide at bottom and twenty (20) inches deep, (6" exposed - 14" buried). The batter shall be on the front face and the back face shall be vertical. All concrete curbs are to consist of air-entrained Class "B" concrete.

Granite block shall be installed as follows:

Granite block shall be laid on end vertically with 1/4" to 1/2" joint openings.

The granite block shall be jumbo block, a minimum of 4" x 4" x 10" in size and shall be medium or fine grained granite and laid in a trench with a 12" wide x 10" thick footing. The finished granite block curb shall maintain a six (6) inch exposed face. All block shall be backed with concrete and all joints pointed with Portland cement mortar. The concrete shall be class "B" air-entrained concrete.

At driveway openings of both concrete curbs and granite block curbs the curb shall be two (2) inches above finished pavement. If an opening in an existing curb is to be made or changed, the section of the curb involved shall be entirely removed including the concrete foundation and new curb poured or laid to proper elevation.

The breaking of existing curbs to a lower elevation is prohibited.

Depressed curbs shall be constructed in accordance with Borough details or RSIS, as applicable.

All blocks shall be clean and free from mortar, bituminous materials or other substances.

Bituminous material, cement or other substance, deposited on blocks during or after construction shall be removed by the applicant by sandblasting or other approved means.

Inspection. The work shall be inspected throughout the course of construction by the Borough Engineer or his/her representative. The Borough Engineer shall be notified, in writing, ten (10) days before any work is started.

Sidewalks shall be provided on both sides of all streets, except residential access roads, where the respective Board may determine that sidewalks on one (1) side of a street are adequate to service the pedestrian circulation to and from the development. Sidewalks may be required elsewhere when the Board having jurisdiction determines them necessary to provide pedestrian connections between residential areas and neighborhood schools, churches, commercial areas, other such facilities and probable future development.

Sidewalk construction may be waived by the Board along residential access roads when the applicant can clearly demonstrate that the property in question lends itself to this modification. When sidewalk construction is waived, the applicant shall donate the cost of construction to the Borough of Watchung Sidewalk Fund.

Sidewalks shall be placed parallel to the street within the right-of-way no closer than three (3) feet from the edge of the curb. The Board may permit exceptions to sidewalk placement to preserve existing vegetation, topographical or other natural features, or to provide visual interest, or where the applicant proves to the Board's satisfaction that an alternative pedestrian system provides safe and convenient circulation.

Sidewalks shall measure a minimum four (4) foot width; wider widths may be necessary near pedestrian generators and employment centers. Where sidewalks abut the curb the width shall be five (5) feet. Where cars overhang the sidewalk the minimum width shall be six (6) feet.

Pedestrian way easements (ten feet wide) may be required by the Board to provide circulation or access to schools, playgrounds, shopping or other community facilities.

Sidewalks shall be constructed true to the lines, grades and dimensions as shown on the plans and in accordance with Borough details.

Subgrade. The site shall be cleared, stripped of topsoil and vegetation and rough graded. Unsuitable material in the subgrade shall be excavated and replaced by broken stone, gravel or other suitable material. The contractor shall fine grade the subgrade of the sidewalk area smooth and even and roll with a tandem roller weighing not less than three (3) tons as directed by the Borough Engineer. The sidewalk shall be brought to the prescribed line, grade and dimensions.

Concrete Sidewalks. Concrete sidewalks shall meet the requirements of the "New Jersey Department of Transportation Standard Specifications for Road and Bridge Construction."

Forms. Wood or metal forms shall be used for the construction of concrete sidewalks and braced at proper intervals as directed by the Borough Engineer on each side of the sidewalk in order to maintain a true and straight edge on said walk. Damaged or crooked forms shall not be used.

Grading. After the forms have been removed the earth shall be graded on each side of the sidewalk in a finished and workmanlike manner from the curb to the property line.

Line and Grade Information. Where no curb grade, or curb or sidewalk lines have previously been established on an accepted Borough street, an application must be made to the Borough Engineer for the necessary information.

Grading Unpaved Area. The unpaved area between the curbline and the adjacent edge of the sidewalk pavement shall be graded so that it has a uniform slope from the pavement edge toward the curbline of not less than one-quarter (1/4) inch, nor more than one-half (1/2) inch per foot, except by permission of the Borough Engineer. There shall be six (6) inches of screened top soil between the curb and sidewalk and between the sidewalk and the property line.

Curing. All concrete shall be protected from dehydration by use of mats or suitable material. These mats shall be kept wet during the curing period or by use of approved curing compounds.

Seasonal Conditions. As the weather and freezing conditions from November 15 to March 15 are unpredictable, any construction of roads, sidewalks and driveway approaches during the above mentioned time shall be permitted only by approval of the Borough Engineer. He shall permit such construction only if weather and soil conditions permit.

All construction is subject to reinspection and replacement at the discretion of the Borough Engineer.

Driveways shall not be located where visibility is limited due to horizontal and vertical curves, topography and other features.

The edge of curb for a nonresidential driveway shall be located no closer than twenty-five (25) feet to the curb return of a street intersection.

Proposed driveways shall be separated a minimum of fifty (50) feet measured along the right-of-way line from edge of driveway to edge of driveway within the subject property.

Nonresidential and multifamily driveways shall be set back a minimum of ten (10) feet from the side and rear property lines.

Nonresidential driveways shall be paved and provided with a concrete apron extending from the drop curb to property line.

No curb cut or driveway installation may extend past a line projected from the adjoining property line at a right angle to the street centerline.

Driveway access shall favor lower order streets.

A permit shall be required for the installation of all driveway approaches. Application for such permit shall be made to the Borough Engineer and shall be accompanied by a fee payable to the Borough of Watchung. A driveway approach is deemed to be that area extending from the property line to the paved street. The existing gutter and sidewalk shall at all times during and after construction be maintained at the same grade and line. If a change in line and grade for the sidewalk or gutter is desired, the approval of the Borough Engineer is required.

Each off-street parking area, with the exception of single family residential parking areas, hereinafter created within the Borough shall be subject to the approval of the Board having jurisdiction to insure its adequacy to provide for traffic safety, to provide ingress and egress for emergency vehicles and to protect adjacent properties.

Ingress and egress drives including access to off-street parking in nonresidential zones shall be so designed that traffic is not routed through residential zones.

Off-street parking shall be provided and maintained as specified herein and shall be surfaced with an asphalt, bituminous or cement binder pavement which shall be graded and drained to dispose of all surface water as required by Borough Ordinance and approved by the Borough Engineer.

For nonresidential uses and multifamily developments, parking areas and access drives shall be enclosed by a concrete or belgian block curb six (6) inches above the paved surface. The type of curb shall be determined by the Board having jurisdiction; however, granite block curb shall be utilized where a paved area is adjacent to vegetated or other pervious surface areas.

No residential building permit (excluding multifamily) shall be granted for the erection of a new dwelling nor a certificate of occupancy issued unless the construction includes a garage, carport or approved shelter for at least one motor vehicle.

Drive-thru lanes and windows for banks and fast food restaurants shall be provided with room for queuing of ten (10) automobiles for each drive-thru lane and/or window.

Any change or alteration of a use which increases the parking requirements beyond the capacity of available on-site parking shall require site plan approval by the Board having jurisdiction.

Where the Board reviewing a plan for a nonresidential development determines, in connection with its review of such plan, that less than the required number of parking spaces or loading spaces will satisfy the intent of this chapter because of the unique nature of the proposed use, variations in the probable time of maximum use by joint users or for any other reason, the Board may waive or "landbank" the improvement of not more than one-third (1/3) of the total number of spaces as required by this chapter, subject to the following requirements:

All off-street nonresidential and multifamily parking, off-street loading and service facilities shall be so drained as to prevent damage to abutting properties and/or public streets and shall be constructed of materials and shall be installed as required by the Borough Engineer. All such areas shall be, at all times maintained at the expense of the owners in a clean, orderly and dust-free condition. All parking areas and driveways shall be constructed in accordance with Borough Engineering Department design standards, and parking areas shall be paved with one-and-one-half (1 1/2) inch bituminous concrete or materials of equivalent strength and durability, unless otherwise directed.

Each nonhandicapped off-street parking space shall not be less than nine (9) feet wide by eighteen (18) feet in length. On-street parallel parking spaces shall measure ten (10) feet by twenty-three (23) feet. The width and length of each space shall be measured perpendicular to each other regardless of the angle of the parking space to the access aisle or driveway. (See Figure 2: Parking Space Measurement graphic in the Appendix A.[1])

Each handicapped space for people with disabilities shall not be less than eight (8) feet wide by eighteen (18) feet in length and shall have an adjacent pedestrian access aisle at least five (5) feet wide, except that the first handicapped space provided shall have a van accessible pedestrian access aisle at least eight (8) feet wide. If a different requirement for a handicapped space has been adopted by the State, then the most current requirement of the New Jersey Uniform Construction Code (N.J.A.C. 5:23-7) or the Americans with Disabilities Act shall be met.

Off-street parking areas shall be oriented to and within a reasonable walking distance of the buildings they are designed to serve.

Access to parking lots shall be designed so as not to obstruct free flow of traffic. There shall be adequate provision for ingress and egress for all parking spaces to ensure ease of mobility, ample clearance, and safety of vehicles and pedestrians.

Two-way traffic aisles shall be a minimum width of twenty-four (24) feet. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the following requirements:

Parking areas in commercial or industrial zones may be located in the required front, side or rear yard, but shall be placed a minimum of twenty (20) feet from the right-of-way and front property line, and ten (10) feet from the side and rear property lines.

Access drives shall be located at least ten (10) feet from any side or rear property line.

Off-street parking areas and traffic aisles shall not be closer than six (6) feet to any building.

Curbed pedestrian sidewalks, not less than six (6) feet wide, shall be provided along the length of any building wall which contains public entrance or exit ways. Said walks shall be at least six (6) inches higher than the abutting paved parking area. Sidewalks with a minimum ten (10) foot width shall be provided along the front building wall of a shopping center that contains public entrance or exit ways. Handicap ramps shall be provided as required per ADA requirements. Curb cuts shall be provided at appropriate locations so that handicapped persons may gain access from parking areas onto sidewalks. In addition, the Board having jurisdiction, at its discretion, may require increased sidewalk widths and the installation of pedestrian walkways within any curbed islands that are required

A minimum sidewalk width of six (6) feet is required where parked vehicles overhang or extend over the sidewalk.

All off-street nonresidential parking, off-street loading and service areas shall be separated from walkways, sidewalks, streets or alleys by curbing or other protective devices.

All off-street parking spaces, driveways, aisles and pedestrian walkways shall be clearly and legibly marked within the parking lot. Hairpin striping shall be required at the discretion of the Board having jurisdiction. Hairpin striping shall consist of two (2) stripes located twelve (12) inches on center.

Traffic signs and pavement markings, complying with the Manual on Uniform Traffic Devices, latest edition, shall be provided to enhance the safety of motorists and pedestrians.

Where feasible, parking areas for individual nonresidential uses shall be designed to be interconnected with adjacent properties and shall utilize common entrance(s) and exit(s) to minimize the disruption to traffic flow, reduce access points to adjacent roadways and reduce conflicts with pedestrian traffic.

Nine (9) foot wide curbed planting end islands shall be placed at the end of each parking bay.

Nine (9) foot wide curbed planting islands shall be required to separate any parking bay exceeding twenty (20) spaces in a row. At the Board's discretion, seven foot by seven foot (7 x 7) curbed planting diamonds containing shade trees may be considered if the overall effect exceeds that which would be created by standard planting islands.

Where practical, large parking lots in excess of one hundred (100) vehicles shall be subdivided into modules utilizing continuous curbed planting islands of a minimum ten (10) foot width located perpendicular to the parking stalls.

Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to improve the environment of the site and surrounding area in accordance with § 28-609.

When parking spaces are provided within a garage or other structure, said structure shall adhere to the required setbacks applicable to the principal building.

All off-street parking areas required by this chapter shall be used exclusively for the parking of automobiles. No commercial repair work or sales of any kind shall be conducted in any parking area.

For every building or part thereof, which is to be occupied by manufacturing, storage, goods display, retail store, wholesale store or warehouse, market, hospital, or other use similarly requiring the receipt or distribution in vehicles of materials or merchandise, there shall be provided and maintained on the same premises with such building one off-street loading space measuring twelve feet by forty-eight (12 x 48) feet with a fifteen (15) foot clearance above grade. At the discretion of the Board having jurisdiction, a smaller loading space may be permitted if justified by the applicant based upon the type of use and type and frequency of vehicles servicing the facility.

Office buildings shall provide an appropriate location(s) within any yard area for parcel delivery and pick-up in a manner that will not negatively impact internal traffic flow.

Additional loading and unloading spaces may be necessary and required dependent upon the specific activity.

Off-street loading shall be permitted in the side yard and/or rear yard but in no case shall it be located closer than ten (10) feet to a property line. There shall be no loading or unloading within the street. Off-street loading within the front yard is prohibited.

A lighting plan prepared by a qualified individual shall be provided with all major subdivision and all site plan applications.

Street lighting of a type supplied by or approved by the utility and of a type and number approved by the Board having jurisdiction shall be provided for all street intersections for safety reasons.

Lighting shall be provided within nonresidential and multi-family developments at building entrances, parking areas, driveways, major walkways and loading areas.

The lighting plan shall show the proposed light intensity at ground level, measured in foot-candles. Dimensioned manufacturers lighting details and specifications including foot-candle distributions shall be provided. For nonresidential uses the light lens shall be flush with the fixture housing and parallel to the ground; however, deviations may be permitted by the Board having jurisdiction where an alternative fixture is considered an attractive upgrade. Canopy lights associated with nonresidential uses shall have the light lens flush with the canopy ceiling. All lights shall be concealed source non-glare lighting and shall be focused downward so that the direct source of light is not visible from adjoining streets or properties. No light shall shine into building windows nor onto streets and driveways so as to interfere with or distract driver vision.

Lighting shall be provided by fixtures with a mounting height not more than twenty-five (25) feet or the height of the building, whichever is less, measured from the ground level to the centerline of the light source. For shopping centers, the Board having jurisdiction may deviate from this standard to a maximum of thirty (30) feet based upon the scale of the development and proximity to adjoining land uses.

For nonresidential development, the light intensity at ground level shall average no greater than 3.0 foot-candles; however, variations are permitted depending upon the intensity of the use. Light intensity shall not exceed 0.5 foot-candles along any property line and shall be so arranged and shielded to reflect the light away from adjoining streets or properties; however, this regulation shall not apply to lights used at driveway entrances and exits.

Freestanding lights at the perimeter of parking lots shall be aligned with parking stall striping and located a minimum of two and one-half (2 1/2) feet from the edge of curb. Exposed concrete light foundations shall not exceed two (2) feet above grade when located within paved areas or four (4) inches above grade when located within a lawn area.

The style of any light or light standard within nonresidential and multi-family developments shall be consistent with the architectural style of the principal building and, where appropriate, the architectural character of the surrounding area.

Adjustable or tilting fixtures are prohibited.

Any other outdoor lighting such as building and sidewalk illumination, the lighting of signs and ornamental lighting, shall be shown on the lighting plan, in the form of manufacturers details and specifications to allow a determination of effects upon adjacent properties, traffic safety and overhead sky glow.

To achieve the above requirements, the light source, the intensity of light source, light shielding and similar characteristics shall be subject to site plan approval.

Plan scale no less than one inch equals one hundred feet (1"=100') for major subdivision and no less than one inch equals thirty feet (1 "=30') for major site plans. Important detail landscape areas within major subdivision may be requested at a scale of no less than one inch equals thirty feet (1"=30'). The scale shall be in both written and graphic form.

North arrow.

Building and accessory structure layout.

Road, parking, service area layout, and other paved areas.

Location of outdoor storage and trash/recycling areas.

Sidewalks, fences and walls.

Existing and proposed topography.

Existing and proposed underground and aboveground utilities such as site lighting transformers, valve boxes, lawn inlets, catch basins, headwalls and outlet structures.

Stormwater management facilities including detention basins, retention basins, bio-retention basins and swales. Location of plant material shall not interfere with underground utilities or stormwater management facilities.

Existing wooded areas, rock outcroppings and existing and proposed water bodies.

Indicate all existing vegetation to be saved or removed and provide information required for tree preservation.

Location, species and sizes of all proposed shade trees, ornamental trees, evergreen trees, shrubs and areas for lawns or any other ground cover. Different graphic symbols shall be used to show the location and spacing of shade trees, ornamental trees, evergreen trees, shrubs and ground cover. The size of the symbol must be representative of the size of the plant and shown to scale.

A plant schedule indicating botanical name, common name, size at time of planting (caliper, height and spread), quantity, root condition and any special remarks (spacing, substitutions, fall planting hazards, etc.) for all plant material proposed. Plants within the plant schedule shall be keyed to the landscape plan utilizing the first letter of the genus and species of the botanical plant name (i.e., Acer Rubrum = AR).

Planting details and specifications.

Landscaping shall be provided in public areas, within recreation sites, to accentuate buildings, to enhance driveway entrances, to screen parking and loading areas, to provide privacy screenings within the required side and rear yard areas, to mitigate adverse impacts and to improve climate control by providing windbreaks for winter winds and summer cooling of buildings, streets and parking lots.

Plant and other landscaping material shall be selected with regard to aesthetic and functional considerations. With regard to aesthetics, the landscape design shall create visual diversity and contrast through variation in size, shape, texture and color. With regard to functional, the selection of plants shall take into account susceptibility to disease and insect damage, wind and ice damage, habitat (wet-site, drought, sun and shade tolerance), soil conditions, growth rate, longevity, root pattern and maintenance requirements.

Landscaping may include plant materials such as trees, shrubs, ground cover, perennials, and annuals and other materials such as rocks, water, sculpture, art, walls, fences and paving materials.

All land disturbance areas not remaining in their natural state shall be landscaped, including, but not limited to, lawns, ground covers, shrubbery and trees.

Proposed landscaping shall be considered at various growth intervals. Shrubs that may eventually block sight distances and windows or encroach upon roads and sidewalks shall not be used.

All plant materials, planting practices and specifications shall be in accordance with the "American Standard for Nursery Stock" promulgated by the American Association of Nurserymen Standards.

Topsoil Preservation. No topsoil shall be removed from the site or used as fill. Topsoil moved during the course of construction shall be redistributed on all regraded surfaces so as to provide at least six (6) inches of even cover to all disturbed areas of the development and shall be stabilized by seeding or planting. Additional topsoil shall be provided as needed.

Removal of Debris. All stumps and other tree parts, litter, brush, weeds, excess or scrap building materials, or other debris shall be removed from the site and disposed of in an approved disposal/recycle facility, in accordance with law. No tree stumps, portions of tree trunks or limbs shall be buried anywhere in the site. All dead or dying trees, either standing or fallen, shall be removed from the site.

Slope Plantings. The area of all cuts and fills and/or terraces shall be landscaped to prevent erosion, and all roadway slopes steeper than one (1) foot vertically to three (3) feet horizontally shall be planted with ground covers appropriate for the purpose and soil conditions, water availability and environment.

Additional Landscaping. In residential developments, besides the required screening and street trees, additional plantings or landscaping elements may be required throughout the subdivision or site plan, as applicable, where necessary for climate control, privacy, or for aesthetic reasons in accordance with a planting plan approved by the Board having jurisdiction. In nonresidential developments, all areas of the site not occupied by buildings and required improvements shall be landscaped by the planting of grass or other ground cover, shrubs, trees, or other landscape material as part of a site plan approved by the Board having jurisdiction.

Plant Species. The plant species selected shall be hardy for the particular climatic zone in which the development is located and appropriate in terms of function and size.

Sight Triangles. Landscaping within sight triangles shall not exceed a mature height of thirty (30) inches. Shade trees shall be permitted within sight triangles but located 40 feet from the intersecting curbline and pruned up to a seven (7) foot branching height above grade. The placement of plants within sight triangles that will eventually grow to obstruct sight distances shall be avoided. The landscaping of parking areas, such as within landscape islands at the end of parking rows, shall similarly take into consideration sight lines for motorists traversing the parking area.

Any area or disturbed land not used for buildings, structures or paved areas shall be planted with an all-season ground cover or lawn and other landscape materials as approved by the Board having jurisdiction.

General.

Transition Buffers. Transition buffers shall be required when any nonresidential use abuts a residential zone and when any multi-family use abuts a single-family zone. The buffer shall be placed within the nonresidential and multi-family lot along the property line. The location may be altered if approved by the Board having jurisdiction.

A continuous landscape open space strip of not less than twenty (20) feet in width shall be provided. The reverse frontage buffer shall be used for no purpose other than landscaping and may include a wall or fence not to exceed four (4) feet in height.

The buffer shall be planted with masses and groupings of shade trees, ornamental trees, evergreen trees and shrubs in a free form manner to provide contrast and create a more natural effect. No less than fifty percent (50%) of the buffer length shall be evergreen with a minimum installed height of six (6) feet.

Existing vegetation within the landscape buffer shall be preserved and supplemented with shade tolerant naturalistic massed plantings where necessary to complete screening of residences. Meander any required sidewalks, as necessary, to preserve existing trees.

Street trees shall be planted as required.

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

Buffer areas shall be maintained and kept free of all debris and rubbish.

Except for detached single-family dwelling units and two-family dwelling units, a screen planting, fence, wall or combination thereof, no less than three (3) feet in height, shall be provided between the off-street parking areas (including drive-through lanes and interior drives running parallel to other roads) and any lot line or street line except where a building intervenes. Parking lot street frontage screening and perimeter screening shall be a minimum of five (5) feet wide.

All loading areas shall be landscaped and screened sufficiently to obscure the view of parked delivery vehicles, loading platforms and loading activities from any lot line or street line throughout the year. Such screening shall be an extension of the building, a fence, wall, planting or combination thereof, and shall not be less than six (6) feet in height.

In parking lots, at least five percent (5%) of the total square footage of interior parking area, including accessways, shall be landscaped with shrub plantings and trees. Such landscaped areas shall be distributed throughout the parking area in order to break the view of parked cars in a manner not impairing visibility. In parking lots containing more than one hundred (100) parking spaces, at least eight percent (8%) of the interior parking area shall be landscaped.

One (1) shade tree measuring a minimum of two and one-half to three (2-1/2 to 3) inch caliper shall be provided in the vicinity of the parking lot for every six (6) parking spaces. This provision excludes trees required for landscape buffers or street tree planting.

Nine (9) feet wide curbed planting islands shall be placed at the end of each parking bay.

Nine (9) feet wide curbed planting islands shall be required to separate any parking bay exceeding twenty (20) spaces in a row. At the Board's discretion, seven feet by seven (7 x 7) feet curbed planting diamonds containing shade trees may be considered if the overall effect exceeds that which would be created by standard planting islands.

Where practical, parking lots in excess of one hundred (100) parking spaces shall be subdivided into modules utilizing continuous curbed planting islands of a minimum ten (10) feet width located perpendicular to the parking stalls.

Landscaping within parking lots shall not obstruct the view of approaching vehicles. Shrubs within sight lines shall not exceed a mature height of thirty (30) inches.

Parking areas shall be partially screened from interior drives using evergreen, shade trees, flowering trees and shrubs to create a continuous landscape strip.

Interior parking layout and landscaping shall, insofar as possible, be used to delineate and guide major traffic movement within the parking area so as to prevent cross-space driving.

The view of utility areas, mechanical equipment, transformers and meters shall be screened from adjoining lots and street lines with landscaping. Open access to the equipment shall be maintained.

Stormwater detention basins and retention basins shall be designed to blend into the surrounding landscape.

The perimeter of detention and retention basins, except for the perimeter areas under the jurisdiction of NJDEP Dam Safety, shall be landscaped with clusters of plants, including shade trees in a free form manner with open areas of lawn. Access for maintenance and emergency services shall be maintained.

Shade trees (two to two and one-half (2 to 2-1/2) inch caliper) shall be located within the upper portion of detention basins.

Drainage structures such as headwalls, outlet structures, culverts and biofilters shall be screened with wet-site tolerant plants.

Outlet structures and headwalls shall be provided with a stone or brick veneer when clearly visible from adjoining properties and streets.

The use of retaining walls within stormwater basins is encouraged when located on wooded property in order to increase volume and decrease disturbance to existing vegetation.

Landscaping located on detention and retention basin emergency overflow berms is prohibited.

Water aerators shall be provided within retention basins.

No retaining wall exceeding four (4) feet in height from the lowest elevation of the finished grade to the top of the retaining wall shall be built unless a site plan has been submitted to and approved by the Borough Engineering Department. Safety fence along the top of retaining walls shall be provided in accordance with BOCA requirements.

No retaining wall shall be permitted within the right-of-way. No retaining wall over four (4) feet in height shall be located within ten (10) feet of a property line.

Design calculations for all retaining walls or combinations of retaining walls exceeding four (4) feet in height shall be submitted by the applicant and approved by the Borough Engineer.

Site furniture such as, but not limited to, benches, picnic tables, kiosks, clustered mail boxes, bike racks, decorative trash receptacles, bollards and recreation equipment shall be located and sized in accordance with their functional need, durability and maintenance.

Site furniture shall be compatible in form, material and finish. Design and materials shall be coordinated with that of existing or proposed architecture.

Decorative trash receptacles shall be provided for all convenience stores, supermarkets, delicatessens, fast food restaurants, gasoline service stations, car washes, shopping centers and other similar uses.

Decorative benches shall be provided as an integral component for all shopping centers and regional retail shopping complexes over 25,000 square feet Gross floor area (GFA) and all supermarkets over 20,000 square feet GFA.

Deciduous street trees shall be required for any subdivision, site plan or expansion of existing uses.

Location. Street trees (two and one-half to three (2-1/2 to 3) inch caliper) shall be installed on the property side of the right-of-way line on both sides of all streets. The spacing of street trees shall be no farther than forty (40) feet on center.

Street Tree Type. Tree type may vary depending on the overall effect desired. Depending upon the length of the road, more than one (1) type shall be provided to create biodiversity and reduce the problems associated with a monoculture planting.

Trees shall be planted in groupings of similar varieties. Trees of similar form, height, and character along a roadway shall be used to promote uniformity and allow for a smooth visual transition between species.

Tree selection shall be based upon on-site conditions and tree suitability to those conditions.

Deciduous shade trees shall have at least a two and one-half or three (2-1/2 to 3) inch caliper measured four foot six (4' 6") inches above the ground surface and a straight central leader up to a seven (7) foot height at the time of installation. Size of evergreens and shrubs shall be allowed to vary depending on setting and type of shrub; however, no evergreen tree shall be less than five (5) feet high. Only plant materials following the standards established by the American Association of Nurserymen shall be accepted. Trees shall be nursery-grown, free of disease, substantially uniform in size and shape, and have straight trunks.

Trees shall be properly planted and firmly supported with two (2) or three (3) guy wires attached to stakes. Pieces of rubber hose shall be used under the wires where they are attached to the trees. Wires and stakes shall be removed by the applicant after one (1) year.

Provisions shall be made by the applicant for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the applicant during the planting season.

All plant material shall be guaranteed by the landscape contractor for a minimum period of two (2) years to replace dead or dying plants or trees.

Along Bonnie Burn Road the buffer shall be designed as follows:

Along Valley Road the full depth of the buffer shall consist of existing undisturbed forested area.

Along New Providence Road the buffer shall consist of undisturbed forested area and a solid fence at least eight (8) feet in height.

A detailed analysis of the expected composition and amounts of solid waste and recyclables generated at the proposed development; and,

Locations documented on the application's site plan that provide for an indoor or outdoor recycling area for the collection and storage of residentially-generated recycling materials.