The purpose of this section is to set forth improvement standards and construction specifications for developments. Where a standard in this section is referenced as a requirement by Section 22-5, Zone District Regulations, or by Section 22-6, Conditional Uses, or by Section 22-7, General Zoning Provisions, then a deviation from the specified standard shall only be permitted when a variance is granted pursuant to N.J.S.A. 40:55D-70. In all other cases, relief may only be authorized as an exception to subdivision or site plan regulations pursuant to N.J.S.A. 40:55D-51.
A.subdivision and/or site plan shall conform to standards that will result in a well-planned community, protect the health and safety of the residents, and provide a desirable living environment without unnecessarily adding to development costs. The following improvements shall be required: streets and circulation, off-street parking, water supply, sanitary sewers, and storm water management. (Ord. #1045, §9.1)
a. General.
1. The arrangement of streets shall conform to the master plan.
2. For streets not shown on the master plan or official map, the arrangement shall provide for the appropriate extension of existing streets.
3. Streets shall be arranged so as to discourage through traffic and provide for maximum privacy.
b. Street Hierarchy.
1. Streets shall be classified in a street hierarchy system with design tailored to function.
2. The street hierarchy system shall be defined by road function and traffic. The following classification shall be utilized in the Borough and each proposed street shall be classified and designed for its entire length to meet the described standards.
(a) Arterial streets are regional roadways and under the jurisdiction of the New Jersey Department of Transportation or Monmouth County.
(b) Collector streets collect traffic from local streets and channel it into the system of arterial highways. The right-of-way width for collector streets is sixty (60') feet. The right-of-way shall have a cartway width of at least forty (40') feet to allow for two (2) twelve (12') foot wide moving lanes and two (2) eight (8') foot wide parking lanes. In addition, the right-of-way width shall allow for curb, sidewalk, utility, and shade tree installation.
(c) Local streets provide frontage for access to lots and carry traffic having destination or origin on the street itself. The minimum right-of-way width for local streets is fifty (50') feet. The right-of-way shall have a cartway width of at least thirty-six (36') feet. In addition, the right-of-way width shall allow for curb, sidewalk, utility, and shade tree installation. Any street not designated as a collector street is a local street.
c. Cartway Width.
1. Cartway width for each street classification shall be determined by functional classification.
2. The determination as to cartway width shall also consider possible limitations imposed by sight distances, climate, terrain, and maintenance needs. In order to minimize street costs, the minimum width assuring satisfaction of needs shall be selected. The Municipal Agency may require increases or decreases in cartway width depending upon the particular circumstances.
d. Curbs and Gutters.
1. Curbing shall be required for drainage purposes, safety, and delineation and protection of pavement edge.
2. Curbs shall be constructed according to the specifications set forth in the construction specifications.
3. Curbing shall be designed to provide a ramp for bicycle and/or wheelchairs as required.
4. Curbing shall be provided along both sides of all subdivision streets and adjacent to the edge of all aisles, drives, and off-street parking areas.
e. Shoulders.
1. Shoulders and/or drainage swales shall be required instead of curbs when: (1) shoulders are required by CAFRA, (2) soil and/or topography make the use of shoulders and/or drainage swales preferable, and/or (3) it is in the best interest of the community to preserve its character by using shoulders and/or drainage swales instead of curbs.
2. Shoulder requirements shall vary according to street hierarchy and intensity of development.
3. Shoulders may consist of a reduced pavement section or other special construction approved by the Municipal Engineer.
f. Sidewalks and Pedestrian Paths.
1. Sidewalks in conventional developments shall be placed in the right-of-way, parallel to the street within the right-of-way, unless an exception has been permitted to preserve topographical or natural features, or to provide visual interest, or un-less the applicant shows that an alternative pedestrian system provides safe and convenient circulation. In commercial and more intensely developed residential areas, sidewalks may abut the curb.
2. In planned developments, sidewalks may be located away from the road system to link dwelling units with other dwelling units, the street, and on-site activity centers such as parking areas and recreational areas. They may also be required parallel to the street for safety and other reasons.
3. Pedestrian way easements at least ten (10') feet wide may be required by the Planning Board through the center of blocks more than six hundred (600') feet long to provide circulation or access to schools, playgrounds, shopping, or other community facilities.
4. Sidewalk width shall be four (4') feet, wider widths may be necessary near pedestrian generators and employment centers. Where sidewalks abut the curb and cars overhang the sidewalk, widths shall be six (6') feet.
5. Sidewalks and graded areas shall be constructed according to the specifications set forth in the construction specifications.
6. Sidewalks shall be provided on both sides of all streets and throughout site development for ease of pedestrian access.
7. All applications for development adjacent to or abutting the Raritan Bay will include provisions for pedestrian public access to the beach and the Bay. An access easement with a twenty-five (25') foot minimum width will be required along all bay frontage.
g. Bikeways.
1. Separate bicycle paths shall be required when such paths have been specified as part of a municipality's adopted master plan.
2. Bicycle lanes, where required, shall be placed in the outside lane of a roadway, adjacent to the curb or shoulder. When on-street parking is permitted, the bicycle lane shall be between the parking lane and the outer lane of moving vehicles. Lanes shall be delineated with markings, preferably striping. Raised reflectors or curbs shall not be used.
3. Bikeways shall be constructed according to the specifications set forth in the construction specifications.
h. Utility and Shade Tree Areas.
1. Utilities and shade trees shall generally be located within an easement area outside the right-of-way on both sides of and parallel to the street.
2. Utility and shade tree areas shall be planted with grass, ground cover, or treated with other suitable cover material.
1. Right-of-way.
1. The right-of-way shall be measured from lot line to lot line and shall be sufficiently wide to contain the cartway, curbs, shoulders, sidewalks, graded areas, utilities and shade trees.
2. The right-of-way width of a new street that is a continuation of an existing street shall in no case be continued at a width less than the existing street.
3. The right-of-way shall reflect future development as indicated by the master plan.
j. Street Grade and Intersections. Street grade and inter-section design shall be constructed according to the specifications set forth in the construction specifications.
k. Pavement. Street pavement thickness shall vary by street hierarchy, subgrade properties and pavement type as set forth in the construction specifications.
l. Lighting.
1. Lighting shall be provided in accordance with a plan designed by the utility company, or using as a guideline the standards set forth by IES Lighting Handbook shown in the construction specifications.
2. Lighting for safety shall be provided at inter-sections, along walkways, at entryways, between buildings, and in parking areas.
3. Spacing of standards shall be equal to approximately four (4) times the height of the standard.
4. The maximum height of standards shall not exceed the maximum building height permitted, or twenty-five (25') feet, whichever is less.
5. The height and shielding of lighting standards shall provide proper lighting without hazard to drivers or nuisance to residents, and the design of lighting standards shall be of a type appropriate to the development and the municipality.
6. Spotlights, if used, shall be placed on standards pointing toward the buildings and positioned so as not to blind the residents, rather than on the buildings and directed outward which creates dark shadows adjacent to the buildings.
m. Underground Wiring.
1. All electric, telephone, television, and other communication facilities, both main and service lines servicing new developments, shall be provided by underground wiring within easements or dedicated public right-of-way, installed in accordance with the prevailing standards and practices of the utility or other companies providing such services.
2. Lots which abut existing easements or public rights-of-way where overhead electric or telephone distribution supply lines and service connections have hereto before been installed may be supplied with electric and telephone service from those overhead lines, but the service connections from the utilities' overhead lines shall be installed underground. 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.
3. Where overhead lines are permitted as the exception, the placement and alignment of poles shall be designed to lessen the visual impact of overhead lines as follows: Alignments and pole locations shall be carefully routed to avoid locations along horizons; clearing swaths through treed areas shall be avoided by selective cutting and a staggered alignment; trees shall be planted in open areas and at key locations to minimize the view of the poles and the alignments; and alignments shall follow rear lot lines and other alignments.
4. Year-round screening of any utility apparatus appearing above the surface of the ground, other than utility poles, shall be required.
n. Signs.
1. Design and placement of traffic signs shall follow the requirements specified in Manuals on Uniform Traffic Control Devices for Streets and Highways, published by the United States Department of Transportation and adopted by the New Jersey Department of Transportation.
2. At least two (2) street name signs shall be placed at each four-way street intersection and one at each "T" intersection. Signs shall be installed under light standards and free of visual obstruction. The design of street name signs should be consistent, of a style appropriate to the community, of a uniform size and color, and erected in accordance with local standards.
3. Site information signs shall follow a design theme related and complementary to other elements of the overall site design. (Ord. #1045, §9.2)
a. Number of Spaces.
1. Off-street parking spaces shall be required in all developments to accommodate residents and visitors.
2. For residential developments, off-street parking shall be provided as set forth in Exhibit 1.
3. For nonresidential developments, the parking standards shown in Exhibit 2 shall be used.
4. Alternative off-street parking standards shall be accepted only if the applicant demonstrates that these standards better reflect local conditions.
5. A one-car garage and driveway combination shall count as 2.00 off-street parking spaces, pro-vided the driveway measures a minimum of thirty (30') feet in length between the face of the garage door and the sidewalk or thirty-five (35') feet to the curbline. A two-car garage and drive-way combination shall count as 4.0 off-street parking spaces, provided the minimum width of the driveway is twenty (20') feet and its minimum length is as specified above for a one-car garage.
6. Where the total number of off-street parking spaces required may not be immediately required for a particular use, a staged development plan may be permitted which requires that only a portion of the parking area, but not less than sixty-five (65%) percent of the required spaces be completed initially, subject to the following regulations:
(a) The site plan shall clearly indicate both that portion of the parking area to be initially paved and the total parking needed to provide the number of spaces required.
(b) The site plan shall provide for adequate drainage of both the partial and total parking areas.
(c) The portion of the parking area not to be paved initially shall be landscaped in accordance with Section 22-8.
(d) The applicant shall post separate performance guarantees, in addition to the performance guarantees required under Section 22-10 which shall reflect the cost of installing the additional parking facilities necessary to provide the total number of parking spaces required.
(e) In lieu of a permanent certificate of occupancy, a temporary certificate of occupancy may be issued for a period of two (2) years. Prior to the expiration of the two-year period, the applicant shall either install the additional parking spaces shown on the site plan and apply for issuance of a permanent certificate of occupancy or apply to the Planning Board after the use has been in operation a minimum of eighteen (18) months for a determination as to whether or not the initial parking area provided is adequate. If the Planning Board determines that the parking facility is adequate as originally constructed, the performance guarantees shall be released and a permanent certificate of occupancy issued. If, however, the Planning Board determines that the partial off-street parking area is not adequate, the applicant shall be required to install the additional parking facilities in accordance with the terms of the performance guarantees prior to issuance of a permanent certificate of occupancy.
(f) Any change of use on a site for which the Planning Board may have approved a partial paving of off-street parking areas to a use which requires more parking spaces than are provided on the site shall require submission of a new site plan.
b. Size of Spaces. Each off-street parking space shall measure nine (9') feet in width by eighteen (18') feet in length. Parking spaces for the physically handicapped shall be twelve (12') feet wide. Striping of handicapped spaces shall conform to the detail provided in Exhibit 3.
c. Parking Areas.
1. Off-street parking areas shall be oriented to and within a reasonable walking distance of the buildings they are designed to serve. This distance shall be a maximum of one thousand (1,000') feet for employee parking; five hundred to eight hundred (500'-800') feet for shoppers; two hundred fifty (250') feet for non-elderly residents; one hundred fifty (150') feet for elderly residents; and three hundred (300') feet for guests.
2. Access to parking lots shall be designed so as not to obstruct free flow of traffic. There shall be adequate provision for ingress to and egress from all parking spaces to ensure ease of mobility, ample clearance, and safety of vehicles and pedestrians.
3. The width of all aisles providing direct access to individual parking stalls shall be in accordance with the requirements specified below. Only one-way traffic shall be permitted in aisles serving single-row parking spaces placed at an angle other than ninety degrees.
4. Where sidewalks occur in parking areas, parked vehicles shall not overhang or extend over the sidewalk unless an additional two (2') feet are provided in order to accommodate such overhang.
5. Parking areas shall be suitably landscaped to minimize noise, glare and other nuisance characteristics as well as to enhance the environment and ecology of the site and surrounding area. Parking lots containing more than one hundred (100) spaces shall be broken down into sections of smaller lots of fifty (50) spaces separated from other sections by landscaped dividing strips, berms, and similar elements.
6. For all multiple dwellings and nonresidential uses, the perimeter of all parking areas, internal islands, and planting areas shall have continuous cast in place concrete curbing in accordance with the construction specifications. All parking areas, aisles, and accessways for multiple dwellings and nonresidential uses shall be surfaced with a properly designed all weather pavement in accordance with the construction specifications.
7. Access to Parking Areas. No person shall erect, install, maintain or permit the erection or existence of any structure that limits or prohibits access to any parking area including gates, fences or barriers without first obtaining site plan approval from the Planning Board of Adjustment. This section shall not apply to single-family properties.
d. Handicapped Parking Spaces. In accordance with N.J.A.C. 5:23-7 et seq. every parking lot or parking garage shall have at least the number of accessible parking spaces for the handicapped as set forth below:
ACCESSIBLE PARKING SPACES
(Ord. #1045, §9.3; Ord. #1090, §1; Ord. #1365, §2)
