Wayne City Zoning Code
ARTICLE V
Site Plan and Subdivision Standards
§ 134-70 Purpose.
§ 134-71 Design standards.
[Amended 2-15-2012 by Ord. No. 6-2012]
The following standards shall apply to applications for development with no residential component; otherwise, the provisions of the Residential Site Improvement Standards (RSIS) apply. If the RSIS is silent on the issue, however, the Township's standards shall apply.
§ 134-71.1 Purpose.
The purpose of design standards is to ensure that the design of new development gives appropriate consideration to the scale and character of the existing neighborhood in which a development is to be located or to establish standards which are in keeping with the intent of the Master Plan for new neighborhoods not located adjacent to existing neighborhoods. It is recognized that no one set of design standards can be all-encompassing, or anticipate each and every type of development. Consequently, the standards described herein are to be used as benchmarks for improvement design and as criteria for evaluating design. However, these standards are not to be construed to limit or restrict the design of a project and the applicant may request that the standards be modified. To gain approval of such a modification the applicant shall demonstrate to the Board that the resulting change will satisfy the intent of the standard and will be designed in accordance with acceptable engineering and architectural practices.
§ 134-71.2 Evaluation of projects not covered.
Should a particular project require construction not covered in these standards, the proposed design will be evaluated on the basis of normally accepted engineering, and/or architectural design practices. In the case of nonconstruction-related items, the proposed design will be evaluated on the basis of normally accepted engineering, architectural and planning practices and standards.
§ 134-71.3 General design standards.
[Amended 2-15-2012 by Ord. No. 6-2012]
The following site design standards are applicable to the entire Township, regardless of zone district.
A.
Building placement and lot layout shall be designed in consideration of the site's topography, existing vegetation and other important features as follows:
(1)
The plan shall minimize site disturbance and maintain the natural land features on the site, including but not limited to scenic vistas, ridgelines, tree-lined roads, unique vegetation, and historic, cultural, archeological and architectural features.
(2)
To the maximum extent possible, development shall not take place in critical environmental areas, as defined in Article I.
(3)
Existing stands of trees shall be preserved. New development, however, may take place within woodland areas and in accordance with the Environmental Protection Ordinance, provided that the trees are used to buffer the development from public view.
(4)
Site layout shall be designed to eliminate or minimize soil import or export for completion of site development.
B.
Development shall be located to protect scenic, cultural, archeological and architectural features, create a buffer between land uses and provide public and private open space and recreation opportunities.
C.
All major subdivision plats and site plans shall contain a reference to any required conservation easements. Conservation easement dedication and monumentation shall be as directed by the Board and through the Township Engineer.
D.
All applications shall utilize the latest construction details prepared by the Township Engineering Division. In the event that the Township does not have a detail for a specific item, the Township Engineer shall permit the use of the latest New Jersey Department of Transportation (NJDOT) standard detail for that item.
E.
All new utilities including but not limited to electric, telephone and/or cable television lines shall be placed underground.
§ 134-71.5 Commercial design standards.
[Amended 2-15-2012 by Ord. No. 6-2012]
Commercial design standards are applicable to properties in the Business, Highway Commercial, Regional Retail, Office Building-Limited, Open Space/Government Use, and Office Research districts.
A.
Building Design.
(1)
Solid and unarticulated buildings are discouraged. Staggered building walls and other architectural treatments which provide architectural interest and reduce the visual scale of a building are required.
(2)
Simple and uniform texture patterns are required to create shadow patterns which reduce the visual scale of the building. Variations in color shall be kept to a minimum and colors shall be subdued in tone. Accent colors may be used.
(3)
Building entries shall be readily identifiable through the use of canopies, marquees, and architectural treatment.
(4)
The scale of the development shall be consistent with existing development. The use of variations in height, roof lines and grade definition are encourage to reduce the perceived height and mass of a building.
B.
Vehicular Circulation.
(1)
Vehicle access to a site shall be provided so that all vehicle maneuverings occur on site and not on public streets.
(2)
Shared driveways, shared parking and cross easements shall be provided among adjacent commercial developments.
(3)
Where feasible, parallel or frontage roads for commercial properties along arterial roads shall be installed.
(4)
Entrances and exits to commercial parking lots shall be defined by curbing and landscaping.
C.
Pedestrian Circulation.
(1)
Concrete or brick sidewalk pedestrian connections shall be provided between adjacent commercial uses.
(2)
Vehicular and pedestrian circulation patterns shall be separated. A landscaped buffer shall provide a separation between a pedestrian and vehicular path.
(3)
Where pedestrians and vehicle paths cross, that area shall be designated by changing pavement materials, signals, signage, striping or changes in pavement texture.
(4)
Secure and convenient pedestrian walkway access shall be provided from parking lots, sidewalks, and primary entrances to the building. Sidewalks shall be barrier-free, a minimum of four feet in width and set back a minimum of five feet from all buildings.
(5)
Bicycle access drives shall be not less than four feet wide for one-way and eight feet wide for two-way operation. Bicycle access to a lot shall not be combined with pedestrian access. Bicycle access driveways shall be free of hazards to the cyclist. Bicycle racks shall be provided onsite.
§ 134-71.6 Industrial design standards.
Industrial design standards are applicable to properties in the Office Research and Industrial districts.
A.
Building Design. A strong visual relationship between the building and the site is vital for overall design compatibility. The exterior appearances of buildings shall complement the character of existing development in the surrounding area. The objective of the building design standards is to provide overall high quality and complementary design of industrial buildings. Special emphasis is placed upon methods that tend to reduce the large-scale visual impact of buildings and to encourage imaginative design for individual buildings.
(1)
Building Mass. Solid and unarticulated buildings are discouraged. The mass and scale of buildings shall be reduced by staggered building walls or other architectural treatments to provide architectural interest and reduce the visual scale of a building. Buildings shall include the following elements:
(a)
The use of variations in height, roof lines and grade definition is required to reduce the perceived height and mass of a building.
(b)
Building entries shall be readily identifiable through the use of canopies, marquees, and architectural treatment.
(c)
Where possible, buildings with smaller or multiple structures instead of one large building are preferred to reduce massive appearance.
(d)
Clusters of mature landscaping and berms shall be provided at least every 50 feet along the front building facade. The landscaping clusters shall include a variety of flowering and standard species of trees such as maples and oaks, evergreens and tall shrubs.
(e)
Wall texture changes shall be provided.
(f)
Small-scale elements, such as planter walls and hedges, shall be clustered around building entrances.
(2)
Materials.
(a)
One dominant material shall be selected and used through each building on a site.
(b)
The front and two side elevations of all buildings and/or structures shall be constructed of brick, architectural block or architectural precast concrete. Painted or natural utility concrete masonry units may be used on rear elevations and in loading dock areas.
(c)
Roof design shall be as aesthetically pleasing as possible (e.g., color, material, grouping) to minimize visual impact to adjacent residential neighborhoods.
B.
Pedestrian Circulation.
(1)
On-site concrete or brick sidewalks shall be provided in planned industrial parks to create a continuous pedestrian network throughout the area.
(2)
Vehicular and pedestrian circulation patterns shall be separated. A landscaped buffer shall provide a separation between a pedestrian and vehicular path.
(3)
Where pedestrians and vehicle paths cross, that area shall be designated by changing pavement materials, signals, signage, pavement texture or painted stripes.
(4)
Secure and convenient pedestrian walkway access shall be provided from parking lots, sidewalks, and primary entrances to the building. Sidewalks shall be barrier-free, a minimum of four feet in width and shall be set back a minimum of five feet from all buildings.
(5)
Bicycle access drives shall be not less than four feet wide if used one-way and eight feet wide if used for two-way operation. Bicycle access to a lot shall not be combined with pedestrian access. Bicycle access driveways shall be free of hazards to the cyclist. Bicycle racks shall be provided on-site.
§ 134-72.1 Off-street parking spaces.
A.
In all nonresidential zones, at the time any building or structure is erected, enlarged or increased in capacity, there shall be provided off-street parking for automotive, bicycle and other vehicles and there may be required off-street loading facilities in accordance with the requirements set forth herein as well as the parking space requirements for the handicapped pursuant to current law All required parking and loading facilities shall be paved in accordance with Township standards. The construction, alteration or enlargement of any public or private parking or loading area or of access to such area shall require site plan approval by the Board.
B.
Parking areas for nonresidential uses shall be clearly delineated and separated from loading areas and shall not be permitted within 10 feet from any property line or 10 feet from any building.
[Amended 6-19-2013 by Ord. No. 22-2013]
C.
Required parking spaces or loading berths for nonresidential uses shall not be located on streets, access aisles or driveways. In the Industrial Districts only, no areas specifically intended for parking or loading use shall be located between the front building line and the street line unless otherwise specified in other sections of this chapter.
[Amended 3-6-2013 by Ord. No. 4-2013]
D.
All required parking spaces shall be on the same lot or tract of land as the building or use to which they are accessory, unless the Board, as part of the site plan review, shall approve collective off-street parking facilities for two or more buildings or uses on contiguous lots. The total number of spaces in such collective off-street parking facilities shall be not less than the sum of the spaces required for the individual uses, computed separately. Such approval shall be granted only subject to the submission of appropriate deed restrictions, acceptable to the Board Attorney, guaranteeing the availability of such facilities throughout the life of the buildings or uses to which they are proposed to be accessory.
E.
Any area used regularly for loading shall be designed to prevent hindering the free movement of vehicles and pedestrians on any street, alley, sidewalk and parking area. Loading areas shall be located in rear yards, centralized courtyards, or side yard areas and must be screened from public view.
F.
Each required loading berth shall be provided with an unobstructed access drive having a width of not less than 15 feet. Such access may be combined with access to a parking lot and shall not be located within 50 feet of any street intersection.
G.
All required loading areas shall be on the same lot as the use to which they are accessory and shall be arranged so as to permit simultaneous use of all berths without blocking or otherwise interfering with driveways, parking areas, fire lanes or sidewalks.
H.
Where it can be demonstrated, at the time of Board review, that the parking or loading area requirements of this article are in excess of actual needs, the Board may permit a portion of the proposed parking or loading areas to be appropriately graded and landscaped, but left unpaved. If following construction, the experience with the actual operation of the proposed use shall show the need for additional off-street parking or loading, the Board may require such unpaved designated space to be paved.
I.
Off-street parking and loading areas in nonresidential zones in excess of the minimum required may be provided only with the approval of the Board. The Board shall grant such approval only where it determines that such additional facilities are needed for the actual operation of a proposed use.
J.
All applications containing parking spaces and traffic circulation aisles shall have all traffic control devices (signs and pavement markings) designed in accordance with the latest Manual on Uniform Traffic Control Devices for Streets and Highways (MUTCD). All applications are required to request and obtain from Wayne Township traffic regulation enforcement in accordance with N.J.S.A. 39:5A-1 (Title 39).
§ 134-72.2 Parking area design standards.
A.
Carparking space standards. All required car parking spaces for nonresidential uses shall be laid out and located in accordance with the following standards set forth below.
(1)
Dimensional requirements shall be as follows:
[Amended 2-15-2012 by Ord. No. 6-2012]
Aisle Width | ||||
|---|---|---|---|---|
Space (angle)1 | Minimum Space Width (feet) | Minimum Space Depth (feet)2 | One-Way (feet) | Two-Way (feet) |
90º | 9 | 18 | 20 | 24 |
60º | 9 | 18 | 15 | Not permitted |
45º | 9 | 18 | 12 | Not permitted |
30º | 9 | 18 | 12 | Not permitted |
Parallel to aisle | 9 73 | 20 | 12 | 24 |
Notes: |
|---|
1 Parking space angles shall conform to next highest listed angle requirements |
2 Includes a maximum two-foot overhang for spaces between 16 and 18 feet (excluding parallel spaces). Said two-foot overhang may be over non-paved area provided granite curb or concrete wheel stops are provided. |
3 Width of one side is adjacent to paved sidewalk. Nine-foot width required for all parallel spaces. |
(2)
A space which abuts a fixed object, such as a wall or column, whether within a structure or not, shall have a minimum width of 10 feet.
(3)
Parking reserved for handicapped use shall be provided in accordance with the U.S. Architectural and Transportation Barriers Compliance Board requirements pursuant to the latest Americans with Disabilities Act (ADA) design standards.
B.
Parking area layout.
(1)
All parking spaces shall be identified by means of four-inch-wide white painted lines. Parking space lines and accessible aisles reserved for handicapped use shall be blue. Parking areas shall be separated from roads or aisles by islands with a minimum width of 10 feet.
(2)
All parking areas shall be lighted, especially at parking lot entrances, exits and barriers. All lighting shall be positioned to minimize glare and illumination beyond the parking area.
(3)
All parking areas shall be provided with permanent and durable granite block curbing, not concrete, macadam or railroad ties, to assist in orderly parking and to separate pedestrian walkways from vehicular traffic.
(4)
Parking areas with a capacity of 40 spaces or more are required to provide landscaped islands, which, in the aggregate, shall cover no more than 10% of the total uncovered or unenclosed parking area inclusive of all islands, aisles and other paved areas. The landscaping shall include at least one tree for each 10 parking spaces, and the trees shall be appropriately grouped. See Figure 1.
 |
Figure 1. |
(5)
All landscaping in parking areas shall be located so as not to obstruct vision. Tree types shall be selected from the most current revision of the New Jersey Federation of Shade Tree Commission's Recommended Trees for NJ Streets, and as approved by the Township. Trees that cause damage or excessive site maintenance problems due to root systems or leaf shedding shall be avoided. Trees that can withstand parking area conditions are required. In narrow islands, low spreading plants, such as creeping juniper, myrtle or pachysandra, are appropriate.
(6)
All parking lots with a capacity of 40 or more vehicles shall be designed to include pedestrian walkways throughout the lot. Except when walkways cross aisles or driveways, they shall be raised at least six inches above the parking area and shall be protected by permanent, durable, granite block curbing or curb stops so as to ensure a minimum width of four feet free of car overhangs. Walkways that cross aisles or driveways shall be delineated by a change in pavement texture or striping. See Figure 1.
(7)
Maximum grade permitted in parking areas shall be 4%.
C.
Bicycle or moped parking facilities.
(1)
For each 10 bicycle parking spaces provided, the Board shall permit 1 car parking space to remain sodded or seeded.
(2)
Bicycle parking facilities shall be located indoors or in sheltered areas close to major entrances to the buildings or other areas they serve, in view of working personnel on-site or close to high activity areas to minimize chances of theft or vandalism.
D.
Loading areas.
[Amended 6-19-2013 by Ord. No. 22-2013]
(1)
The need for off-street loading areas or berths shall be determined at the time of site plan review.
(2)
Each required loading berth shall be provided with unobstructed access to and from a street. Such access shall have a width of 15 feet and may be combined with access to a parking lot.
(3)
No entrance or exit for any loading area or berth shall be located within 50 feet of any street intersection.
(4)
All required loading areas or berths shall be on the same lot as the use to which they are accessory and shall be so arranged as to permit the simultaneous use of all berths without blocking or otherwise interfering with the use of automobile access ways, parking facilities, fire lanes or sidewalks.
(5)
No off-street loading area shall be located between the front building line and the street line unless otherwise specified in this chapter.
§ 134-72.3 Parking and loading standards.
[Amended 6-19-2013 by Ord. No. 22-2013]
A.
The number and size of all parking and loading spaces shall meet the requirements of the zoning regulations.
B.
Any off-street loading space shall have a minimum width of 10 feet and a minimum length of 45 feet.
C.
Ingress and egress to a parking or loading area shall be paved and shall include turning areas to assure ease of mobility, ample clearance and safety of vehicles and pedestrians.
D.
Parking areas serving light-duty vehicles shall be constructed with a minimum of four inches Hot Mix Asphalt (HMA) stabilized base course and two inches HMA surface course and sufficiently drained so as to prevent an accumulation of water on the site.
E.
A parking or loading area serving heavy-duty vehicles shall be constructed with a minimum of six inches HMA stabilized base course and two inches HMA surface course and sufficiently drained so as to prevent an accumulation of water on the site.
F.
A parking area shall be illuminated if used after sunset, and such illumination shall provide a minimum of 0.5 lumens per square foot throughout the area and be shielded from adjoining streets or properties.
G.
Off-street parking and loading areas shall be designed to prevent the maneuvering of vehicles into or out of parking or loading spaces within any portion of any street.
H.
Parking or loading space stripes shall be four inches wide using white reflective paint. Hatch lines provided at the end of parking aisles shall be on an angle of 45° and shall consist of stripes four inches wide using white reflective paint two feet on center.
I.
All parking or loading areas are to be curbed with granite block.
J.
Maximum grade permitted in parking areas shall be 4%.
[Amended 6-19-2013 by Ord. No. 22-2013]
§ 134-72.4 Drainage.
A.
Any development which satisfies the criteria for a major development as defined in N.J.A.C. 7:8-1.2 and does not qualify for an exemption as set out in N.J.A.C. 7:8-1.6(b) is subject to the design and performance standards contained in N.J.A.C. 7:8-5. Stormwater management basins are subject to the safety standards contained in N.J.A.C. 7:8-6.
B.
Calculations based on a 25 year storm criteria with a storm duration of one hour or other standards of county, state or federal agencies, whichever standard is of higher requirement, shall be used in the design of drainage facilities and shall be submitted with the site plan.
C.
The drainage system shall be designed with the following minimum requirements:
(1)
Minimum drainpipe size shall be 15 inches inside diameter.
(2)
All drainpipes shall be reinforced concrete pipe, Class III, Wall B and shall comply with current ASTM specifications.
(3)
Manholes and inlets shall be constructed of precast concrete blocks.
(4)
Inlet frames and manhole covers shall be cast-iron conforming to the specifications for grey iron castings. Grating for inlets shall be of the bicycle-safe type. Eco-type storm inlet frames and grates are required for all inlets, and Eco-type curb pieces for Type-B inlets.
[Amended 6-19-2013 by Ord. No. 22-2013]
(5)
Headwalls or flared ends with riprap shall be constructed at the inlet and outlet of all drains.
(6)
All transitions in slope, horizontal direction, junctions and change in pipe size shall be confined to manholes or catch basins.
(7)
Inlets shall be located and limited to a runoff area of not more than 5,000 square feet of impervious area.
(8)
Pipes shall have a minimum slope of not less than 1/2% and a minimum cover of three feet.
(9)
All main buildings shall be designed with a positive gravity foundation perimeter drain and slab-footing underdrains. Said drains shall be of broken stone piped to a stream, storm sewer or drainage course.
[Added 8-2-1978 by Ord. No. 35-1978]
(10)
All detention basins shall be fenced with a fence that is not less than four feet in height nor greater than six feet in height. In addition, the fence shall be provided with a locking gate of such width so as to permit access of maintenance equipment.
[Added 7-5-1995 by Ord. No. 37-1995]
§ 134-73 Driveways.
A.
All entrance and exit driveways shall be located to afford maximum safety to traffic, to provide for safe and convenient ingress and egress from the site and to minimize conflict with the off-site flow of traffic.
B.
Sight distance. Any exit driveway or driveway lane shall be located and designed, in profile and grading, so as to provide a minimum sight distance measured in each direction along the adjacent street from the driver's seat of a vehicle 15 feet behind the curb or edge of pavement of the adjacent street in accordance with the latest A Policy on Geometric Design of Highways and Streets, American Association of State Highway and Transportation Officials (AASHTO) standards. The sight distance shall be established using the AASHTO criteria for Stopping Sight Distance, adjusted for adjacent street grade as appropriate. The Design Speed shall be the posted speed limit of the adjacent street plus five mph.
C.
A change in the speed regulations shall not affect a building or use for which a construction or land use permit has been issued. No driveway entrance or exit shall be located within 50 feet of the point of tangency of the existing or proposed curb radius of any corner lot.
D.
A driveway shall not be located within 100 feet to the street line of an intersecting street or within five feet of any side property line unless there is or potentially might be a common driveway as approved by the Board.
E.
No entrance or exit driveway shall be located on or within 50 feet of the point of beginning of any circle, ramp or interchange.
F.
Any development fronting on any arterial street shall be provided with a single access to the arterial street, where practicable. Where access is provided by more than one driveway from the same street, the driveways shall be located at least 200 feet apart.
G.
Left turns and right turns onto street.
(1)
Two-way driveways or one-way driveways permitting left turns onto the street shall intersect the road at an angle of as near 90 degrees as site conditions will permit and in no case of less than 60 degrees.
(2)
One-way driveways permitting a right turn only onto the street shall not form an angle less than 45 degrees with the street unless acceleration and deceleration lanes are provided.
H.
Width. Driveways shall be designed to the following standards:
[Amended 2-15-2012 by Ord. No. 6-2012]
Driveway Width (feet) | ||
|---|---|---|
Use on Site | One-Way Operation | Two-Way Operation |
Commercial or Industrial | 12' min to 24' max | 24' min to 34' max |
Residential | 12' max | 18' min to 22' max |
I.
Driveway grades shall adhere to the following: 1% minimum to 12% maximum.
[Ord. No. 36-2016]
J.
Bicycle access drives shall be not less than four feet wide if used for one-way and eight feet wide if used for 2-way operation. Bicycle access to a lot shall not be combined with pedestrian access. Bicycle access driveways shall be free of hazards to the cyclists such as parallel bar drainage grates, insufficient sight clearance at points of intersection, or insufficient lateral or vertical clearance or radii of curvature.
§ 134-74.1 Required dimensions.
A.
Proposed streets and extensions of existing streets shall conform to the Master Plan and shall be designed and located to facilitate orderly circulation patterns, assure emergency access and provide for future connections to adjoining properties in accordance with the following standards:
(1)
The arrangements of arterial and collector streets shall be such as to provide for the extension of existing arterials and collectors.
(2)
Local streets shall be designed to discourage through traffic.
(3)
All lots abutting arterial, collector and minor streets shall provide frontage on one side of the lot only, except for corner lots. No new lots may be created with dual front and rear street frontages.
(4)
When a street adjoins an undeveloped property, it shall be designed to provide access to the undeveloped property.
B.
In any major subdivision, the Board shall classify proposed streets according to their types. The Board, in making its decisions, shall refer to the Master Plan and/or shall consider conditions within the subdivision and surrounding area. The right-of-way shall be measured from lot line to lot line and shall not be less than the following:
Street Right-Of-Way Requirements | |||||||
|---|---|---|---|---|---|---|---|
Township of Wayne | |||||||
Type of Street | Minimum Right-of-Way (feet) | Minimum Cartway (feet) | Number of Lanes | Travel Lane (feet) | Parking | Sidewalk | Shoulder |
Minor arterials | 80 | 36 | 2 | 12 | — | 4 feet 2 sides | 5 feet of stabilized earth, without curbs |
Collectors & Sub-collectors | 60 | 34 | — | — | 2 sides | 4 feet 2 sides | — (6-inch curb) |
Local streets (loop roads) | 50 | 30 | — | — | 2 side | 4 feet 1 side | — (6-inch curb) |
Culs-de-sac | 50 | 26 | — | — | 1 side | 4 feet2 1 side | — (6-inch curb)2 |
Marginal access streets | 40 | 26 | — | — | None | None | 4 feet stabilized earth, without curbs |
Notes: |
|---|
Does not include bicycle lanes. |
2Sidewalks, parking and curbs may be waived by the Board as part of design review for rural culs-de-sac. |
C.
Where bicycle lanes are provided as part of a roadway system, the bicycle lane shall be 4 feet wide in each direction and shall be appropriately designated with a combination of signing and road markings in accordance with the MUTCD.
D.
The Board may deem any extension of a temporary cul-de-sac street to be a local street for the purposes of classification.
E.
The widths of internal streets (not driveways), designed in accordance with a comprehensive site plan, shall be determined by the Board in each case in the light of the particular circumstances and with a view to assuring the maximum safety and convenience of access for traffic and emergency equipment, circulation and parking, including provisions for loading and unloading of goods. The minimum pavement width shall be 26 feet in width for two-way traffic and no on-street parking.
F.
Internal streets in shall not be located in building setback areas.
G.
There shall be no reserved strips or areas for controlling access to streets except where control and disposal of the land comprising such strips or areas have been dedicated to the Township under conditions approved by the Board.
H.
When a subdivision abuts on existing streets, the street shall be widened, if necessary, and improved to conform to the standards set forth in this chapter.
§ 134-74.2 Street design standards
A.
All street grades shall have a grade of at least 1/2% and not more than 10%. The maximum grade within 50 feet of an intersection shall not exceed 5%.
B.
There shall be a minimum center-line offset of at least 125 feet between two intersecting streets that are not directly opposite each other.
C.
A tangent at least 100 feet long shall be introduced between reverse curves on arterial collector streets.
D.
When connecting street lines deflect from each other at any point by more than 10 degrees and not more than 45 degrees, they shall be connected by a curve with a center-line radius of not less than 100 feet for local streets and 300 feet for arterials and major collector streets measured along the center line. When connecting street lines deflect from each other at any point by more than 45 degrees, they shall be connected by a curve with a radius of not less than 500 feet measured along the center line.
E.
All changes in grade shall be connected by vertical curves and all changes in alignment shall be connected by horizontal curves of sufficient length to provide a smooth transition and proper site distance and drainage as determined by the latest AASHTO.
F.
The maximum length of a local cul-de-sac shall be determined by a maximum of 250 average daily vehicle trips generated by properties accessed by the cul-de-sac. The maximum length of a collector cul-de-sac shall be determined by a maximum of 500 average daily vehicle trips generated by properties accessed by the cul-de-sac.
G.
Each cul-de-sac shall provide a right hand tangent turnaround at the end with a minimum radius of 50 feet to the outside edge of the cartway or curbline and 60 feet to the outside edge of the right-of-way and shall be tangent preferably to the right side of the street.
H.
If possible, the street system of any new development shall be integrated with the existing network of streets.
I.
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. Proposed street names shall be shown on the subdivision plan for review and approval by the Board.
J.
Where a tract is subdivided into larger parcels than ordinary building lots, such parcels shall be arranged so as to allow the opening of future streets and logical further subdivision.
K.
Half streets shall be prohibited except where essential to the reasonable development of the subdivision in conformity with other requirements of these regulations, and where the Township Council finds it will be practical to require the dedication of the other half when the adjoining property is subdivided, the other half of the street shall be platted within such tract.
L.
All streets designed with curbs and sidewalks shall be so designed so as to incorporate the necessary drop curbs and sidewalk slopes to facilitate access for the handicapped, in accordance with the standards to remove barriers to the handicapped.
M.
Minimum roadway construction.
(1)
Major arterial, minor arterial, collector, and industrial streets shall be constructed for their full width with a 6-inch compacted-depth subbase using NJDOT Dense-Graded Aggregate Base Course (DGABC) material; 6-inch HMA base course (25 mm or latest); and 2-inch compacted-depth HMA surface course (9.5 mm or latest).
(2)
Local streets and cul-de-sacs shall be constructed for their full width with a 6-inch compacted-depth DGABC subbase; 5-inch compacted-depth HMA base course; and 2-inch compacted-depth HMA surface course.
(3)
The pavement width for all local streets in the Agricultural Zone may be reduced to 24 feet, and shall be constructed to its full width with a 4-inch compacted-depth DGABC subbase; 4-inch compacted-depth HMA base course; and 2-inch compacted-depth HMA surface course.
(4)
All pavement shall be placed on an approved, firm, unyielding subgrade. At the direction of the Township Engineer, subgrade material shall be removed and replaced with suitable material and/or underdrains installed.
(5)
All water and sewer main utilities, including building service laterals, shall be installed in the roadway prior to installation of the bituminous concrete base course.
(6)
All of the above construction shall be in accordance with the latest NJDOT Standard Specifications for Road and Bridge Construction.
§ 134-74.3 Street intersections.
A.
The intersections of two streets shall be as nearly at right angles as is possible, and in no case shall be less than 60 degrees. The block corners at intersections shall be rounded at the curbline with a curve having a radius of not less than 35 feet. On major and minor arterials and major collectors, the curb radius shall be not less than 50 feet.
B.
Any collector street shall approach the intersection with another collector street or an arterial street along a straight line course within 100 feet of the intersection.
C.
Sight triangles.
(1)
At all street corners, the areas bounded by the right-of-way lines and a straight line connecting sight points on street centerlines which are the following distances from the intersection of the centerlines shall be dedicated as sight triangles:
(a)
Where a local street intersects a local street: 90 feet.
(b)
Where a local street intersects a major collector street: 90 feet on the minor and 200 feet on the major collector.
(c)
Where a local street or a minor or major collector street intersects an arterial street: 90 feet back on the minor or collector streets and 300 feet back on the arterial streets.
(2)
No fences or any other obstruction nor any planting exceeding 24 inches in height as measured above the elevation of the center line of the road shall be placed in any such sight triangle.
(3)
The vegetation in any sight triangle easement dedicated to a governmental agency shall have a mature, unmaintained height of 30 inches or less.
D.
Unless necessary to provide access to a lot in separate ownership existing before the effective date of this chapter, no driveway access to property or additional street intersection shall be permitted within acceleration or deceleration lanes or within any required sight triangles.
E.
In accordance with the Master Plan, the Board may require street widening or other street improvements on arterials and major collectors. If acceleration and/or deceleration lanes are required to assure safe ingress and egress, they shall be designed in accordance with the latest AASHTO standards.
§ 134-75 Sidewalks (nonresidential developments).
A.
Nonresidential developments shall provide sidewalks along the entire frontage of the property that is the subject of an application for development.
B.
Sidewalks shall have a barrier-free width of at least four feet (excluding automobile overhangs) and shall be located as approved by the Board.
C.
Sidewalks shall be at least Class B concrete, 4,500 pounds per square inch air-entrained, 6 inches thick at driveways with wire reinforcement or eight inches thick without such reinforcement. Other materials, such as brick pavers, may be considered by the Board upon submission of complete design details.
D.
Sidewalks shall have asphalt felt expansion joints every 10 feet with tooled false joints every five feet. All sidewalks shall be floated, tooled and soft broom brushed.
E.
Sidewalks shall be installed on an approved, compacted subgrade. Where directed, a minimum of four inches of NJDOT DGABC quarry process stone shall be installed as the subgrade.
F.
Curb ramps for the physically handicapped shall be provided at all street intersections and shall be constructed in compliance with the latest Township details.
§ 134-76 Curbing.
Curbing for all streets (residential and nonresidential) shall be made of granite block except at curb ramps for the physically handicapped.
§ 134-77 Lighting (nonresidential and residential developments)
[Amended 2-15-2012 by Ord. No. 6-2012]
With every application for approval of a site plan, the applicant shall include a proposed exterior lighting plan showing the type, location, intensity (in lumens per square foot) at ground level, effective radius and the manufacturer's specifications for all light sources. The following design standards shall be followed:
A.
Driveways, parking areas, intersections, points where various types of circulation systems merge, intersect or split, stairways, sidewalks, pedestrian pathways, sloping or rising paths and building entrances and exits require illumination.
B.
Freestanding lights shall be so located and protected to avoid being easily damaged by vehicles. The height of such lights shall not exceed 25 feet. Where appropriate, pathways, sidewalks and trails shall be lighted with bollard lights.
C.
The style of the light and light standard shall be compatible with the architectural style of the principal building.
D.
All lights shall be shielded so as to restrict the maximum apex angle of the cone of illumination to 150 degrees or to such lesser angle as shall be required to shield the lights from the view of any adjacent residential properties. Spotlight-type fixtures attached to buildings are prohibited.
E.
When lights are provided, the intensity shall comply with the following standards:
F.
Service area lighting shall be contained within the service yard's boundaries and enclosure walls. No light spillover shall occur outside the service area.
G.
For all residential zones, lighting shall only be provided where site specific safety conditions warrant. Where street lighting is provided, its location shall be subject to the review of the Board.
§ 134-78 Blocks.
A.
Block length and width or acreage within bounding roads shall be such as to accommodate the size of lot required in the area by the zoning regulations and to provide for convenient access, circulation control and safety of street traffic.
B.
In blocks over 1,000 feet long, pedestrian walkways may be required in locations deemed necessary by the Board. Such walkways shall have a 10 foot wide right-of-way, shall be straight from street to street and shall be owned and maintained by a homeowner's association, condominium association or dedicated to and accepted by the Township.
C.
Block size shall be sufficient to meet all area and yard requirements for such use.
§ 134-79 Storage and disposal of waste.
A.
Outdoor refuse and recycling containers shall be visually screened within a durable enclosure, six feet or higher, so as not to be visible from adjacent lots or sites, neighboring properties or streets.
B.
No refuse and recycling storage areas shall be permitted in a front yard.
[Amended 3-6-2013 by Ord. No. 4-2013]
C.
No refuse and recycling storage area shall be located so as to prevent natural runoff from such areas or impair the existing water quality of any stream, watercourse or aquifer.
D.
All materials or waste which might cause fumes or dust or which constitute a fire hazard or which may be edible or otherwise attractive to rodents or insects shall be stored outdoors only if enclosed in sealed and covered containers which are adequate to eliminate such hazards.
E.
Refuse and recycling collection areas shall be effectively designed to contain all refuse generated on site and deposited between collections.
F.
Refuse and recycling collection enclosures shall be designed of durable materials with finishes and colors which are unified and harmonious with the overall architectural theme.
G.
Refuse and recycling collection areas shall be located to provide clear and convenient access to refuse collection vehicles.
H.
The refuse and recycling collection area shall have a 4,500 pounds per square inch, air entrained concrete base slab with a 6-inch by 6-inch 10 gauge welded wire fabric reinforcement.
I.
Refuse and recycling containers shall be a minimum of 6 feet from the side and rear property lines.
[Amended 3-6-2013 by Ord. No. 4-2013]
§ 134-80 Monuments.
Monuments shall be installed in compliance with the requirements of N.J.S.A. 46:23-9.11q (The Map Filing Law). Additional monuments or survey controls may be required to delineate critical areas and conservation easements at the discretion of the Board.
§ 134-81 Public utilities.
A.
The design and location of all utilities shall be in accordance with all applicable standards of the Township and the public utility having jurisdiction.
B.
All public services shall be connected to an approved public utilities system, where one exists.
C.
For all major subdivisions, the applicant shall arrange with the servicing utility for the underground installation of the utilities distribution supply lines and service connections in accordance with the provisions of the applicable standard terms and conditions incorporated as a part of its tariff as the same are then on file with the State of New Jersey Board of Regulatory Commissioners.
D.
For minor subdivisions, service connections shall be made underground where the supply lines that serve the lands being subdivided are underground.
E.
In the case of existing overhead utilities, should a road widening or an extension of service or other such condition occur as a result of the subdivision and necessitate the replacement or relocation of such utilities, such replacement or relocation shall be underground.
§ 134-82 Water supply.
Where public water is accessible, the applicant shall construct water mains in such a manner as to make adequate water service available to each lot or dwelling unit within the subdivision or development. The entire system shall be designed in accordance with the requirements and standards of the New Jersey Department of Environmental Protection (NJDEP), Division of Water Supply or the RSIS.
§ 134-83 Sanitary sewers and septic systems.
[Amended 7-18-2012 by Ord. No. 38-2012]
A.
Where required and where a public treatment and collection system is accessible, pursuant to Article I, Section 159-5, the applicant shall construct facilities in such a manner as to make adequate sewage collection available to each lot and structure within the development in accordance with the requirements and standards of NJDEP or the RSIS.
B.
Where a public sanitary sewer system is not reasonably accessible, the developer shall install within the subdivision a complete sewer pipe system, including provision for connection thereto to each lot.
C.
The developer may also install individual sewage disposal systems for each lot at the time improvements are erected thereon. All such individual sewage disposal systems shall be constructed in accordance with the requirements of the NJDEP and Chapter 157, Sewage Disposal Systems, Individual of the Wayne Township ordinances. Where an individual sewage disposal system is approved for a residence located on an existing street, a house sewer service connection shall be extended to the curbline and capped.
D.
Materials. Material for sanitary sewer pipe shall be ductile iron or polyvinyl chloride. The class, wall thickness and jointing materials all shall be approved by the Township Engineer in accordance with State standards or the RSIS.
§ 134-84 Screening of exterior mechanical equipment.
A.
Electrical and mechanical equipment shall be located within the interior of a building wherever possible. When an interior location is not practical, such equipment shall be placed in a location where it can be substantially screened from public view. Roof mounted equipment shall be located so as to not be visible from the public road and shall be hidden with parapets or screens.
B.
Process equipment such as stacks, hoppers, bins, storage vessels, blowers, compressors, piping, ducting, conveyors and the like shall be located and screened so as to minimize the visual impact on adjacent properties.
C.
Ground level utilities shall be screened so as to be unobtrusive when viewed from the public rights of way and adjacent uses.
§ 134-85.1 Purpose.
It is the purpose of this section to provide extensive landscaping as part of any development and to require applicants to expend a maximum effort to retain the existing natural features including trees and plants on any site approved for development.
§ 134-85.2 Landscape plan.
Every application for approval of a site plan or a subdivision shall include a comprehensive and detailed landscape plan. Said plan shall identify, locate and provide planting details for all proposed trees, shrubs, bushes, plant material and ground cover, all existing plant materials proposed to be retained and all ground cover and natural features. For all existing natural growth proposed to be retained, the plan shall state the method(s) proposed to be used for its protection during and after construction (e.g. fences, tree wells, curbing or similar devices).
§ 134-85.3 General standards.
The landscape plan shall conform to the following requirements, as applicable:
A.
Planting Requirements
(1)
A minimum of 10 trees shall be planted for each acre of the tract not occupied by buildings or impervious coverage. The Board may waive or reduce this requirement when this standard is generally met by existing tree growth or the open space is proposed for agricultural purposes.
(2)
At planting, deciduous trees shall have a minimum caliper of three inches and evergreens shall be at least four feet high. Shrubs shall be at least two tall feet at planting. All trees shall be balled and burlapped.
(3)
Landscaping shall be provided in public areas, recreation sites and adjacent to buildings.
(4)
The landscaping plan shall provide for a variety and mixture of plant materials, taking into consideration their susceptibility to disease; colors, by season; textures; shapes; blossoms; and foliage. Native species shall be included in the design.
(5)
The choice of landscaping shall be appropriate to local soil conditions and availability of water.
(6)
Ground cover shall be used to prevent erosion.
(7)
The impact of any proposed landscaping plan at various time intervals shall be considered. For example, shrubs might eventually block sight distances and foundation plants might eventually block buildings.
(8)
It is preferable to have fewer larger specimens than more smaller ones.
(9)
All landscaping shall be consistent with the natural surroundings and shall be properly maintained throughout the life of any use on said lot.
(10)
Irrigation systems for landscaped and lawn areas shall be designed in zones with timer controls to minimize water usage. Irrigation systems shall be provided with a precipitation detection timer bypass.
(11)
Sheet plastic and other impervious materials shall not be used in any landscape area. Weed retardant mulch, porous nonwoven synthetic landscape fabric or other materials shall be used.
B.
Tree Preservation.
(1)
Existing mature trees, hedge rows, tree lines, stone rows and woodlands shall be preserved and included as a design element in the landscape plan for all new development. Building placement shall preserve existing vegetation and the character of the site.
(2)
Trees with calipers of 18 inches or greater shall be preserved, whenever possible. Grading, filling, or impervious coverage must not include the drip line of trees which are to be preserved.
(3)
Trees considered to be unique and irreplaceable by reason of age, historical association or botanical rarity shall be preserved, whenever possible.
(4)
Clearance of trees for rights-of-way as approved by the Planning Board or Zoning Board shall be limited to the paved width of such rights-of-way plus 10 foot width on each side. Alignment of the rights-of-way shall be planned to save as many trees as possible. If sidewalks are proposed, when feasible, existing trees located in the area between the sidewalk and the right-of-way shall be preserved or trees shall be planted behind the sidewalk and within the sidewalk and shade tree easement.
(5)
Where fill is required around trees, the tree must be protected by an air well six feet in diameter or as needed around the trunk which will prevent the intrusion of soil. The top of the well must extend six inches above the graded level. If the tree is of a species that will eventually die due to root disturbances or change in drainage or the owner prefers to remove the tree, it may be removed and replaced with another tree from the preferred list in another or the same area after the fill has stabilized.
(6)
Trees in the area between the street and the setback line of the buildings shall be preserved to the greatest extent possible.
(7)
Existing trees or landscaping located within 20 feet of any street or lot line or zone boundary shall be maintained unless shown to be removed as part of an approved site plan. The existing grade within that space shall not be disturbed without such approval.
C.
Landscaping for nonresidential uses
(1)
The entire lot, except for areas covered by buildings, parking, recreation or service areas, shall be seeded, sodded or planted with ground cover and suitably landscaped in accordance with an overall landscape plan.
(2)
Landscaping shall be used to accent and complement buildings. For example, groupings of tall trees to break up long, low buildings and lower plantings for tall buildings.
(3)
Vines and climbing plants shall be considered for large expanses of wall.
(4)
Massing trees shall be considered at critical points rather than in a straight line at predetermined intervals along streets and buildings.
(5)
Entrances to lots shall be given special landscaping treatment.
(6)
All landscaping in parking areas shall be carefully located so as not to obstruct vision. A variety of different types of trees shall be grouped to break up the mass of cars.
§ 134-85.4 Recommended plantings.
The following plant species are recommended to be included in landscape plans:
C.
Plantings in Wooded Settings.
(1)
Shadblow - Amelanchier canadensis
(2)
Redbud - Cercis Canadensis
(3)
Flowering dogwood - Corunus florida
(4)
American holly - Ilex opaca
(5)
Rosebay rhododendron - Rhododendron maximum
(6)
Canadian hemlock - Tsugu canadensis
(7)
Mountain laurel - Kalmia latifolia
(8)
Summersweet clethra - Clethra alnifolia
D.
Plantings in and Around Detention Basins
(1)
Red maple - Acer rubrum, "October Glory," "Red Sunset"
(2)
Pin oak - Quercus palustris
(3)
Green ash - Fraxinus pennsylvanica, "Summit," "Newport"
(4)
Amelanchier - Amerlanchier canadensis
(5)
Weeping willow - Salix babylonica
(6)
Sweetgum - Liquidambar styraciflua
(7)
Sweetbay - Magnolia virginiana
(8)
Vernal witchhazel - Hamamelis vernalis
(9)
Inkberry - Ilex verticillata
(10)
Winterberry - Ilex verticillata
(11)
Arrowwood viburnum - Viburnum dentatum
(12)
Nanyberry viburnum - Viburnum lengago
(13)
European Cranberry bush - Viburnum opulus
§ 134-85.5 Shade trees.
A.
Easement. The final plat submitted to the Board for approval shall designate thereon a 5-foot wide sidewalk and shade tree easement, to be granted to the Township, along the street line. Said easement shall provide for the Township, its officials, agents, employees and representatives the right to enter upon said strip for the purposes of maintaining, removing or replanting any Township shade trees.
B.
Planting.
(1)
Shade trees shall be planted along all public rights-of-way.
(3)
Each tree shall have a minimum caliper of three inches.
(4)
Shade trees shall not be closer than 15 feet from any existing or proposed street light or street intersection.
(5)
All trees shall be nursery-grown stock and shall have a root ball wrapped in burlap, with a replacement guaranty by the developer of two years.
C.
Types. The following types of trees are recommended to be planted as shade trees:
(1)
Ash, Marshall - Fraxinus pennsylvania lanceolata marshall
(2)
Ash, Moraine - Fraxinus americana moraine
(3)
Ash, Rosehill - Fraxinus americana rosehill
(4)
Ash, Summit - Fraxinus americana summit
(5)
Chinese, Scholar Tree - Sophora japonica
(6)
Hornbeam, European - Caprinus betulus
(7)
Katsura - Cercidiphyllum japonicum
(8)
Linden, Crimean - Tilia euchlora
(9)
Linden, Greenspire - Tilia codata greenspire
(10)
Linden, Silver - Tilia tomentosa
(11)
Locust, Imperial - Gleditsia triacanthos inermis imperial
(12)
Locust, Shademaster - Gleditsia treacanthos inermis shademaster
(13)
Locust, Sunburst - Gleditsia treacanthos inermis sunburst
(14)
Maple, Crimson King - Acer platanoides crimson king
(15)
Maple, Norway - Acer platanoides
(16)
Maple, Norway Columnare - Acer platanoides columnare
(17)
Maple, Red - Acer rubrum
(18)
Maple, Red Columnare - Acer rubrum columnare
(19)
Maple, Sugar - Acer saccharum
(20)
Oak, Red - Quercus boraelis rubra
(21)
Pear, Bradford - Pyrus calleryana bradford
(22)
Zelkova, Japanese - Zelkova serrata
D.
A final certificate of occupancy shall not be issued for any dwelling unit that has not had the required shade trees planted. If frozen ground conditions prevent the planting of the required trees, a temporary certificate of occupancy shall be issued upon the posting by the developer of cash or a certified check payable to the Township of Wayne in the amount of $250 for each unplanted tree. All such unplanted trees shall be planted and approved by the Superintendent of Parks and Forestry or his designated representative no later than the following June 1. Failure to comply with the June 1 deadline shall result in the forfeit of the $250 and the method of planting of these tree shall be arranged by the Township.
E.
All shade trees are to be planted 14 feet from the face of the curb, and a four foot sidewalk shall be placed four feet from the face of the curb.
F.
All underground electric, telephone and cable television underground utilities are to be placed in the area between curb and the right-of-way so as not to interfere with other utilities or trees.
G.
In those cases where a developer can present good reasons for not complying with the location of sidewalks, utilities and shade trees set forth above, the Board, by resolution, may vary such requirements.
§ 134-86.1 Purpose.
The purpose of buffers and screening is to provide open spaces, landscaped areas, fences, walls, berms or any combination thereof to physically separate or screen one use or property from another so as to visually separate such uses, shield one from another, block noise, lights or other nuisances, and reduce adverse impacts.
§ 134-86.2 General application.
Screening and buffers shall be required when topographical and natural features or existing landscaping do not provide reasonable screening along reverse frontage lots, or when the Board determines that there is a need to shield and separate adjacent properties to minimize adverse impacts such as incompatible land uses, noise, glare and traffic and to provide privacy and protection. When building design and siting do not provide privacy, the Board may require additional landscaping, fences, berms, walls or similar devices to ensure privacy and provide protection.
§ 134-86.3 General requirements.
A.
All buffers and screens shall be shown on the landscape plan.
B.
Visual screens provided through landscaping shall be designed in such a manner as to provide a solid barrier on a year-round basis around the view of the area to be screened.
C.
Existing vegetation within the buffer shall be preserved, where possible, and supplemented with plantings and other buffer devices to provide complete screening of residences.
D.
Buffer dimensions shall be measured from property lines and street rights-of-way.
E.
Within any buffer area, utilities and streets may be permitted to cross at right angles to the buffer.
F.
No buildings, structures, storage of materials or parking shall be permitted within the buffer area.
G.
All plantings shall be installed according to accepted horticultural standards.
§ 134-86.4 Materials and planting details.
Buffers and screening may consist of open space areas, plant clusters, evergreens, fencing, walls, berms, boulders, mounds, or any combination thereof to achieve the stated objectives and as approved by the Board.
A.
Plant Clusters. Plant clusters used as part of a buffer or screen must be designed as follows:
(1)
Plant clusters shall consist of masses and groupings of shade, ornamental and evergreen trees, shrubs and/or berms designed in a free form manner to provide contrast and create a more natural effect. No less than 75% of the plants shall be evergreen.
(2)
Buffer plantings shall include a variety of local species and have low maintenance requirements.
(3)
The buffer shall be continuously planted with masses and groupings of evergreen, shade and ornamental trees and shrubs. The following quantities shall be provided:
Shade trees | 25/1,000 linear feet |
Evergreen Trees | 50/1,000 linear feet |
Ornamental Trees | 10/1,000 linear feet |
Shrubs | 150/1,000 linear feet |
(4)
Plants shall be provided in a mix of sizes with shade trees averaging two to two and one-half inches caliper, evergreen trees six feet in height, and shrubs 18 inches in height. A mixture of large and smaller sizes shall be provided.
B.
Berms. Berms used as part of a buffer or screen must be designed as follows:
(1)
Vertically and horizontally meandering berms shall be used to achieve a natural rolling park-like landscape. Berms shall be two feet to eight feet in height, averaging five feet. The width shall vary with side slopes of 1:5 to 1:3 without adversely affecting natural drainage.
(2)
Berms shall be overlapping where drainage swales are required to pass through them. The final design shall be reflected upon the drainage plan.
§ 134-86.5 Reverse frontage buffers.
A.
Reverse frontage buffers shall be required where residential units and/or lots back onto any street.
B.
The buffer shall be situated adjacent to the right-of-way line.
C.
The buffer shall be not less than 25 feet in width. For lots backing up on arterial streets or highways, the buffer shall not be less than 50 feet.
D.
The buffer area shall be used for no purpose other than landscaping, underground utilities or for any required sidewalk.
E.
Sidewalks, if required, shall be designed in a meandering pattern to preserve existing trees. Such sidewalks shall not exceed a maximum pitch of 1 inch to 12 inches (vertical rise or change in grade to horizontal run or distance).
§ 134-87 Rooftop solar panels.
Rooftop solar panels shall be permitted.
§ 134-88 Municipal emergency telecommunications protection regulations.
[Added 3-2-2011 by Ord. No. 3-2011]
§ 134-88.1 Purpose.
The purpose of the municipal emergency telecommunications protection regulations is to provide standards and regulations to protect and maintain the integrity of the Township's Emergency 911 Communications System from development that would otherwise compromise the system's ability to transmit essential emergency management communications.
§ 134-88.2 Applicability.
The requirements of this section shall apply to development within the Business, Highway Commercial, Office Building-Limited, Regional Retail, Office Research, Industrial, Wayne Transit Commercial and Wayne Transit Residential zones.
§ 134-88.3 Requirements.
Development of properties that fall within the applicable zones identified in § 134-88.2, shall be subject to the following regulations.
A.
Impact area. For purposes of this section, the area of concern for which development impacts must be addressed and remediated shall consist of an area 80 feet to either side of the telecommunications pathway as identified by the Township Map Entitled "Township Emergency 911 Telecommunications System" dated January 6, 2011 prepared by the Engineering Division of the Township of Wayne Department of Public Works. Development that falls outside of this area shall be considered as having no impact upon the system.
B.
Required analysis. For any proposed structure, building or building addition in excess of 50 feet in height within the impact area shall submit evidence either by testimony, exhibit or written report provided by a licensed professional, attesting to the impact of the proposed development upon the Township's Emergency 911 Telecommunications System to the appropriate Board as part of the application. The evidence shall clearly identify any and all potential impacts, if any, to the Township's emergency telecommunication system and any recommended action to eliminate any such impacts so as to neutralize its effect on the system.
C.
Remediation measures. The reviewing Board is hereby empowered to consider any and all alternatives to proposed development for which an impact has been identified so as to eliminate the impact of said development including but not limited to reducing proposed structure heights or requiring the dedication of a location suitable for the construction of a telecommunications relay upon towers, structures or rooftops of buildings that are the subject of this application for development that would otherwise interfere with Township emergency telecommunications signals.