A. On all corner lots in all zones except Historic Zone Districts, there shall be an unobstructed sight triangle formed by measuring twenty-five (25) feet along each curb line from the point of intersecting curb lines at such corner and connecting such points to form a triangular area. Sight triangles within Ocean Grove Historic Zone Districts shall be formed by measuring fifteen feet (15') along each curb line from the point of intersecting curb lines at such corner and connecting such points to form a triangular area.
B. No fences of any type may be erected within the sight triangle. A sight triangle shall contain no structures, signs, plantings or any other vision obstructing objects which are greater than thirty-six inches (36") inches in height as measured from the curb level at the point of intersecting street lines. Trees shall be permitted whose branches are trimmed away to a height of at least eight (8) feet above the curb level as measured from the point of intersecting street lines.
C. Nothing herein shall permit the parking or storage of any vehicle on a corner lot property, which obstructs, impairs or obscures vision of motor vehicle traffic at an intersection, as determined by the Chief of Police.
A. Applicability. This article shall apply to all site plan applications.
B. Development standards. The following standards shall be used to prepare and review any site plan
1. Vehicular access. No public or private roadway shall be located within twentyfive (25) feet of an existing adjacent residential use or district, except in such cases where the Board determines that it shall be necessary for an existing or future roadway connection.
2. Building location. A building shall be located to front towards and relate to a public street, both functionally and visually. In a multiple-building development, buildings located on the interior of a site shall front towards and relate to one another, both functionally and visually. To the greatest extent possible, the development shall divide proposed buildings into smaller, individualized groupings, utilizing such features as courtyards, quadrangles and alleys that encourage pedestrian activity and incidental social interaction among users. Spatial relationships between buildings shall be geometrically logical and architecturally formal. No building shall be oriented to front toward a parking lot. All buildings shall be located to allow for adequate fire and emergency access.
3. Pedestrian circulation. A barrier-free walkway system shall be provided to allow pedestrian access to a building or use from both a parking lot within the site and from the Township sidewalk system. Such walkway system shall promote pedestrian activity both within the site itself and throughout the community by its integration with the Township sidewalk system. Walkways shall be separate from motor vehicle circulation to the greatest extent possible and shall provide a pleasant route for users that will promote enjoyment of the site and encourage incidental social interaction among pedestrians
4. Decorative lampposts. The exterior of a site with greater than 100 feet of street frontage shall provide decorative lampposts approximately 10 feet to 12 feet high, spaced at intervals of approximately 40 feet to 60 feet along or near all street lines and driveways. Walkways in the interior of a site shall have decorative lampposts approximately 10 feet to 12 feet high, spaced at intervals of approximately 30 feet to 40 feet. The style, size, color and type of light source of such lampposts shall be determined by the Board based on existing fixtures located in other similar type developments in the Township. Lighting levels from such fixtures shall be provided pursuant to Section 511.
5. Building spacing. Separation of buildings in a multiple-building development shall be based on spacing relationships corresponding to a multiplier of the highest single wall height of the buildings involved, as measured from ground level to the height of the top of the cornice or from ground level to the height of the juncture of the wall plane and the roof eaves, as follows:
Formula: Wall height x Multiplier = Distance of separation between buildings
NOTES: (1) The minimum spacing standards listed above are generally intended for average two-story buildings and, therefore, may need to be adjusted for buildings of other heights (2) Spacing formulas for multifamily development are set forth in §Section 516.
A. Applicability. This article shall apply to all applications for development.
B. Design standards. The following standards shall be used to prepare and review any development plan that involves the construction of a new street or repair of an existing street:
1. Lot access. All lots shall have frontage on and driveway access to a public street, except that lots in PUD's may have access from a private street, if specifically approved by the Board, pursuant to §SubSection C Private Streets below. In no instance shall access to a nonresidential use be permitted through or across a lot located in a residential district
2. Construction and repair specifications. All streets shall meet the construction specifications as set forth in applicable Township ordinances or as approved by the Township Engineer. This shall also apply to recommendations by the Township Engineer regarding the maintenance, repair or upgrading of existing streets located in that portion of the public right-of-way that directly abuts the lot to be developed.
3. Street layout. Streets shall be designed to provide for motor vehicle traffic circulation that is safe, controllable, efficient and convenient. The layout of streets shall be planned to continue the street system pattern of the surrounding neighborhood and shall provide for the extension of existing streets, where applicable. Streets shall be located so as to discourage through traffic within residential neighborhoods. The location of streets shall be such as to provide for the extension of existing streets, where applicable.
4. Culs-de-sac. Where one end of a street terminates in a dead-end, a cul-de-sac shall be provided. The maximum length of a street ending in a cul-de-sac shall be 600 feet from the nearest intersection. A vehicular turnaround shall be provided at the terminus of the cul-de-sac with a minimum radius of forty (40) feet at the curbline. For public streets, an additional ten-foot-wide utility and planting strip shall be provided around the entire cul-de-sac for a minimum total right-of-way radius of fifty (50) feet.
5. Street names and address numbers. A street name shall not conflict with or be mistaken for an existing street name in the Township unless the street is a logical extension of an existing street. All street names, whether for a public or private street, shall be approved by resolution of the Township Committee. The street address numbering system shall be as approved by the Township Clerk.
6. Street name signs. Street name signs shall be placed at all street intersections within or abutting the development. Street signs shall identify all cross streets at all intersections. The type, style and location of such signs shall be as approved by the Township Engineer.
C. Private streets. Where approved as part of a PUD, private streets may be permitted by the Board with the following conditions:
1. Design standards. The design of a private street shall meet all other applicable design standards of this article for a public street.
2. Access control. A development plan involving access to a private street shall not be approved unless the control and disposal of said land controlling access has been placed with the Township or unless a protective deed restriction has been approved by the Board
3.Maintenance. The applicant shall establish, prior to final approval or as a condition thereof, an entity responsible for maintaining such private street for which the Board shall require a developer's agreement. This agreement shall include the Township's right to enter the premises to make repairs and/or conduct other necessary maintenance. The cost for such repairs and/or maintenance by the Township shall be paid by the property owner(s) and shall include all legal, administrative, clerical, planning, engineering, repair and maintenance costs associated with such work.
D. Public streets. All public streets shall be located in a public right-of-way dedicated to the Township having a minimum width of fifty (50) feet, unless another width is specifically recommended in an adopted element of the Master Plan or on the adopted Official Map or Tax Map of the Township. Developments that adjoin or include existing public streets that do not conform to the above required right-of-way widths shall dedicate the required additional width along one or both sides of said street. If development is proposed along one side of the street only, then half of the required extra width shall be dedicated. The approval of any map or plat delineating streets by the governing body of the Township shall in no way be construed as an acceptance of any street indicated thereon.
A. Location. Street trees shall be installed on both sides of all public and private streets in accordance with an approved landscape plan. Trees shall be spaced evenly along the street in a location either between the curb and sidewalk or at a point fifteen (15) feet behind the curbline (see Appendix H). In commercial areas with wider sidewalks that extend to the curb, trees shall be placed in tree wells with root guard systems. Such tree wells shall have sufficient soil volume to support tree growth as follows:
Areas under sidewalks may be used to meet the soil volume requirement provided no more than 50% of the volume is located under such hard paving.
B. Spacing. Trees specified in the Table of Recommended Large Street Trees shall be planted at a minimum interval of thirty-five (35) feet along all streets. Trees specified in the Table of Recommended Medium Street Trees shall be planted at a minimum interval of thirty (30) along all streets. Trees may be planted closer together in order to avoid interference with utilities, roadways, sidewalks, sight easements, and street lights.
C. Minimum planting size. All street trees shall have a minimum caliper of 3-1/2" at the time of planting.
D. Street tree type. Tree type may vary depending on overall effect desired but as a general rule, all trees shall be large deciduous trees except as needed to achieve special effects. Tree selection shall be approved by the Board in accordance with the Neptune Township Shade Tree Commission Tree Planting Guide. Alternate selections may be approved at the discretion of the Board.
E. Planting Specifications. Street trees shall be substantially uniform in size and shape, and have straight trunks. Trees shall be properly planted and staked in accordance with the Neptune Township Engineering Standards. Provision shall be made by the developer for regular watering and maintenance until they are established. Dead or dying trees shall be replaced by the developer during the next suitable planting season.
A. Applicability. This article shall apply to all subdivision applications
B. Standards. The following standards shall be used to prepare any development plan for a subdivision:
1. Blocks. The length, width and area of blocks created within bounding roads creating blocks shall be such as to accommodate the lot areas and dimensions required by Article IV of this Chapter for the specific district in which the block is located and to provide for convenient access, circulation, control and safety of street traffic.
2. Lots. No lot shall be created on which development may be rendered impracticable due to significant environmental or man-made constraints, such as steep slopes, wetlands, floodplains, flood hazard areas, drainage or other natural conditions or lack of sewer capacity, utility service, vehicular access or other man-made conditions. Where such conditions occur, the affected land shall be incorporated into the adjoining lots or contiguous open space. Where there are unanswered questions as to the suitability of a lot for its intended use due to any of the above referenced factors or similar circumstances, the Board may, after adequate investigation, withhold approval of such a lot.
3.Lot orientation. Side lot lines shall be at right angles to straight street lines and radial to curved street lines, wherever practical. Flag, through, and reverse frontage lots are discouraged.
4. Frontage. To the greatest extent possible, lot frontage shall not be less than the required lot width. For detached single family residential development only, reduction of 25% of the required lot frontage may be permitted, provided the required lot width is met at the front setback line, and provided all other bulk requirements for the particular lot are met.
**Webmasters Note: The previous subsection has been amended as per Ordinance No. 07-11.
5. Existing vegetation. To the greatest extent possible, significant existing vegetation in good health and condition shall be preserved. Subdivision designs should preserving existing stands of trees, as well as and tall shrubs and hedgerows along or near lot lines. Subdivisions shall be subject to the regulations set forth in (§Section 525 on Tree Preservation).
6.Conformance. Where a lot is formed from part of a lot already occupied by a building, any subdivision shall be executed in such a manner so as to not create or exacerbate any violation of the requirements of this Ordinance with respect to the existing building and all yard, setback, coverage, buffers and open space in connection therewith. All resulting lots shall have dimensions consistent with the requirements of the zoning district in which they are located.
**Webmasters Note: The previous section has been repealed as per Ordinance No. 10-04.
A. New electric, telephone, television and other communication facilities.
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 and dedicated public rights-of-way, installed in accordance with the prevailing practices of the utility or other companies providing such services.
2. Main electric, telephone, television and other communication facility lines servicing new developments shall be located within a utility easement at least ten (10) feet in width. Said easement shall be located parallel and adjacent to a public or private right-of-way (see Appendix H). This shall facilitate the location of street trees within a minimum five (5) foot wide tree lawn adjacent to the easement.
B. Existing supply lines and service connections. Lots that abut existing easements or public rights-of-way, where overhead electric or telephone distribution supply lines and service connections have heretofore 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 instance of an application for development, an applicant shall demonstrate to the board of jurisdiction whether it is possible to relocate existing overhead electric or telephone distribution supply lines underground.
Design and maintenance of structural retaining walls shall be in accordance with the following standards:
A. The applicant shall submit a plan indicating how all segments of the structural retaining wall, including any bench area located between two tiered wall sections, shall be maintained.
B. The structural or civil engineer certifying the plans shall provide documentation as to the feasibility for replacing the structural retaining wall at the end of its useful life, and method of replacement by the property owner or homeowner's association.
C. The top of any structural retaining wall, or tiered wall, with a height of greater than four (4) feet, shall be protected through the use of fencing with a minimum height of three (3) feet or, in the alternative provided safety concerns are adequately addressed, densely planted vegetation at 50% of the full growth screening.
D. The bench, or area between the top of one tier and the bottom (toe) of the next higher tier, shall be properly graded to facilitate drainage.
E. A licensed landscape architect shall certify that landscaping installed in the vicinity of any structural retaining wall is appropriate for the location and does not have a root system that will impair the integrity of the retaining wall.
F. Structural retaining walls shall be constructed of permanent materials such as concrete, pre-cast block, or masonry, and shall be designed to allow replacement of the wall at the end of its useful life.
G. Landscape retaining walls shall be constructed of durable or preservative treated wood, or other durable materials, and shall be designed to allow replacement of the wall at the end of its useful life.
A. Policy Statement
Flood control, groundwater recharge, and pollutant reduction through nonstructural or low impact techniques shall be explored before relying on structural BMPs. Structural BMPs should be integrated with nonstructural stormwater management measures and proper maintenance plans. Nonstructural measures include both environmentally sensitive site design and source controls that prevent pollutants from being placed on the site. Source control plans should be developed based upon physical site conditions and the origin, nature, and the anticipated loading of potential pollutants. Multiple stormwater management BMPs may be necessary to achieve the established performance standards for water quality, quantity, and groundwater recharge.
B. Purpose
It is the purpose of this ordinance to establish minimum stormwater management requirements and controls for major development.
C. Applicability
This ordinance shall be applicable to any site plan or subdivision application that requires preliminary or final review after the effective date of the adoption of this ordinance.
Major development that has received one of the following approvals pursuant to the Municipal Land Use Law: preliminary or final site plan approval; final municipal building or construction permit; minor subdivision, preliminary or final subdivision approval, prior to the effective date of the adoption of this ordinance, is exempt from the rules of this ordinance.
If any of the above approvals is amended, revised or expires, exemption shall be deemed void, and the project in its entirety shall comply with the rules of this ordinance.
D. Compatibility with Other Permit and Ordinance Requirements
Development approvals issued pursuant to this ordinance are to be considered an integral part of development approvals under the subdivision and site plan review process and do not relieve the applicant of the responsibility to secure required permits or approvals for activities regulated by any other applicable code, rule, act, or ordinance. In their interpretation and application, the provisions of this ordinance shall be held to be the minimum requirements for the promotion of the public health, safety, and general welfare.
This ordinance is not intended to interfere with, abrogate, or annul any other ordinances, rule or regulation, statute, or other provision of law except that, where any provision of this ordinance imposes restrictions different from those imposed by any other ordinance, rule or regulation, or other provision of law, the more restrictive provisions or higher standards shall control.
E. Definitions for this Section are found in 528.10 "Definitions."
**Webmasters Note: The previous subsection has been amended as per Ordinance No. 09-39.
F. This Neptune Township ordinance was based on the NJDEP Model Ordinance called "Model Stormwater Control Ordinance for Municipalities" proposed by the NJ DEP in "NJDEP-NJ Stormwater Best Management Practices Manual-Feb 2004- Appendix D" at http://www.state.nj.us/dep/watershedmgt/bmpmanualfeb2004.htm .
**Webmasters Note: The previous subsection has been amended as per Ordinance No. 09-39.
A. Design and Performance Standards for Stormwater Management Measures
1. Stormwater management measures for major development shall be developed to meet the erosion control, groundwater recharge, stormwater runoff quantity, and stormwater runoff quality standards in this section. To the maximum extent feasible, these standards shall be met by incorporating nonstructural stormwater management strategies into the design. If these strategies alone are not sufficient to meet these standards, structural stormwater management measures necessary to meet these standards shall be incorporated into the design.
2. The standards in this ordinance apply only to new major development and are intended to minimize the impact of stormwater runoff on water quality and water quantity in receiving water bodies and maintain groundwater recharge. The standards do not apply to new major development to the extent that alternative design and performance standards are applicable under a regional stormwater management plan or Water Quality Management Plan adopted in accordance with Department rules. Such alternative standards shall provide at least as much protection from stormwater-related loss of groundwater recharge, stormwater quantity and water quality impacts of major development projects as would be provided under the standards in this subchapter.
3. For site improvements regulated under the Residential Site Improvement Standards (RSIS) at N.J.A.C.5: 21, the RSIS shall apply in addition to this section except to the extent the RSIS are superseded by this section or alternative standards applicable under a regional stormwater management plan or Water Quality Management Plan adopted in accordance with Department rules.
A. The development shall incorporate a maintenance plan for the stormwater management measures incorporated into the design of a major development.
B. Stormwater management measures shall avoid adverse impacts of concentrated flow on habitat for threatened and endangered species as documented in the Department's Landscape Project or Natural Heritage Database established under N.J.S.A. 13: 1B15.147 through 15.150, particularly Helonias bullata (swamp pink) and/ or Clemmys muhlnebergi (bog turtle).
C. The following linear development projects are exempt from the groundwater recharge, stormwater runoff quantity, and stormwater runoff quality requirements at Sections 528.3.F and 528.3.G:
1. The construction of an underground utility line provided that the disturbed areas are revegetated upon completion;
2. The construction of an above ground utility line provided that the existing conditions are maintained to the maximum extent practicable; and
3. The construction of a public pedestrian access, such as a sidewalk or trail with a maximum width of 14 feet, provided that the access is made of permeable material.
D. A waiver from strict compliance from the groundwater recharge, stormwater runoff quantity, and stormwater runoff quality requirements at Sections 528.3.F and 528.3.G may be obtained for the enlargement of an existing public roadway or railroad; or the construction or enlargement of a public pedestrian access, provided that the following conditions are met:
1. The applicant demonstrates that there is a public need for the project that cannot be accomplished by any other means;
2. The applicant demonstrates through an alternatives analysis, that through the use of nonstructural and structural stormwater management strategies and measures, the option selected complies with the requirements of Sections 528.3.F and 528.3.G to the maximum extent practicable;
3. The applicant demonstrates that, in order to meet the requirements at Sections 528.3.F and 528.3.G, existing structures currently in use, such as homes and buildings would need to be condemned; and
4. The applicant demonstrates that it does not own or have other rights to areas, including the potential to obtain through purchase or condemnation lands not falling under 528.D.3 above within the upstream drainage area of the receiving stream, that would provide additional opportunities to mitigate for requirements of Sections 528.3.F and 528.3.G that were not achievable on-site.
E. Nonstructural Stormwater Management Strategies
1. To the maximum extent practicable, the standards in 528.3.F and 528.3.G shall be met by incorporating nonstructural stormwater management strategies at 528.3.E into the design. The applicant shall identify the nonstructural measures incorporated into the design of the project. If the applicant contends that it is not feasible for engineering, environmental, or safety reasons to incorporate any nonstructural stormwater management measures identified in 528.3.E.2 below into the design of a particular project, the applicant shall identify the strategy considered and provide a basis for the contention.
2. Nonstructural stormwater management measures incorporated into site design shall:
a. Protect areas that provide water quality benefits or areas particularly susceptible to erosion and sediment loss;
b. Minimize impervious surfaces and break up or disconnect the flow of runoff over impervious surfaces and lawns in excess of one (1) acre;
c. Maximize the protection of natural drainage features and vegetation;
d. Minimize the decrease in the "time of concentration" from pre-construction to post construction. "Time of concentration" is defined as the time it takes for runoff to travel from the hydraulically most distant point of the watershed to the point of interest within a watershed;
e. Minimize land disturbance including clearing and grading;
f. Minimize soil compaction;
g. Provide low-maintenance landscaping that encourages retention and planting of native vegetation and minimizes the use of lawns, fertilizers and pesticides.
h. Provide vegetated open-channel conveyance systems discharging into and through stable vegetated areas;
i. Provide other source controls to prevent or minimize the use or exposure of pollutants at the site in order to prevent or minimize the release of those pollutants into stormwater runoff. These source controls include, but are not limited to:
3. Site design features identified above shall comply with the following standard to control passage of solid and floatable materials through storm drain inlets. For purposes of this paragraph, "solid and floatable materials" means sediment, debris, trash, and other floating, suspended, or settleable solids. For exemptions to this standard see Section c below.
a. Design engineers shall use either of the following grates whenever they use a grate in pavement of another ground surface to collect stormwater from the surface into a storm drain or surface water body under that grate:
Examples of grates subject to this standard include grates in grate inlets, the grate portion (non-curb-opening portion) of combination inlets, grates on storm sewer manholes, ditch grates, trench grates, and grates of spacer bars in slotted drains. Examples of ground surfaces included surfaces of roads (including bridges), driveways, parking areas, bikeways, plazas, sidewalks, lawn, fields, open channels, and stormwater basin floors.
b. Whenever design engineers use a curb-opening inlet, the clear space in that curb opening (or each individual clear space, if the curb opening has two or more clear spaces) shall have an area of no more than seven (7.0) square inches, or be no greater than two (2.0) inches across the smallest dimension.
c. This standard does not apply:
a. A rectangular space four and five-eights inches long and one and one-half inches wide (this option does not apply for outfall netting facilities); or
**Webmasters Note: The previous subsection, E.3, has been amended as per Ordinance No. 09- 39.
4. Guidance for nonstructural stormwater management measures is available in the New Jersey Stormwater Best Management Practices Manual. The manual is available on the Department of Environmental Protection's stormwater web page at http://www.njstormwater.org.
F. Erosion Control, Groundwater Recharge and Runoff Quantity Standards
1. This section contains minimum design and performance standards to control erosion, encourage and control infiltration and groundwater recharge, and control stormwater runoff quantity impacts of major development.
a. The minimum design and performance standards for erosion control are those established under the Soil Erosion and Sediment Control Act, N.J.S.A. 4: 24-39 et seq. and implementing rules.
b. The minimum design and performance standards for groundwater recharge are as follows:
(a) Demonstrate through hydrologic and hydraulic analysis that the site and its stormwater management measures maintain 100% of the average annual pre-construction groundwater recharge volume for the site; or
(b) Demonstrate through hydrologic and hydraulic analysis that the increase of stormwater runoff volume from pre-construction to post-construction for the 2-year storm is infiltrated.
(a) Stormwater from areas of high pollutant loading. High pollutant loading areas are areas in industrial and commercial developments where solvents and/ or petroleum products are loaded/ unloaded, stored, or applied, areas where pesticides are loaded/ unloaded or stored; areas where hazardous materials are expected to be present in greater than 'reportable quantities' as defined by the United States Environmental Protection Agency (EPA) at 40 CFR 302.4; areas where recharge would be inconsistent with Department approved remedial action work plan or landfill closure plan and areas with high risks for spills of toxic materials, such as gas stations and vehicle maintenance facilities; and
(b) Industrial stormwater exposed to "source material". "Source material" means any material(s) or machinery, located at an industrial facility, that is directly or indirectly related to process, manufacturing or other industrial activities, which could be a source of pollutants in any industrial stormwater discharge to groundwater. Source materials include, but are not limited to, raw materials; intermediate products; final products; waste materials; byproducts; industrial machinery and fuels, and lubricants, solvents, and detergents that are related to process, manufacturing, or other industrial activities that are exposed to stormwater.
c. In order to control stormwater runoff quantity impacts, the design engineer shall, using the assumptions and factors for stormwater runoff calculations at Section 528.4, complete one of the following:
2. Any application for a new agricultural development that meets the definition of major development at Section 12 shall be submitted to the appropriate Soil Conservation District for review and approval in accordance with the requirements of this section and any applicable Soil Conservation District guidelines for stormwater runoff quantity and erosion control. For the purposes of this section, "agricultural development" means land uses normally associated with the production of food, fiber and livestock for sale. Such uses do not include the development of land for the processing or sale of food and the manufacturing of agriculturally related products.
G. Stormwater Runoff Quality Standards
1. Stormwater management measures shall be designed to reduce the post-construction load of total suspended solids (TSS) in stormwater runoff by 80 percent of the anticipated load from the developed site, expressed as an annual average. Stormwater management measures shall only be required for water quality control if an additional (one-quarter) 1/4 acre of impervious surface is being proposed on a development site. The requirement to reduce TSS does not apply to any stormwater runoff in a discharge regulated under a numeric effluent limitation for TSS imposed under the New Jersey Pollution Discharge Elimination System (NJPDES) rules, N.J.A.C.7: 14A, or in a discharge specifically exempt under a NJPDES permit from this requirement. The water quality design storm is 1.25 inches of rainfall in two hours. Water quality calculations shall take into account the distribution of rain from the water quality design storm, as reflected in Table 1. The calculation of the volume of runoff may take into account the implementation of non-structural and structural stormwater management measures.
